This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
3-bedroom, 4-bathroom duplex of 250 m², built in 1997, energy rating C. Located on rua da Mãe d'Água, 12, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The duplex includes a private elevator for easy access to the top floor and boasts expansive terraces with picturesque garden views for outdoor relaxation.
The valuation. The asking price of €695,000 is only slightly above the fair value of €691,455, representing a marginal difference of €3,545 (0.5%). This positions the property at a fair valuation in the current market.
Fair value modelled at €691,455 from 6 comparable sales in the area. Asking €695,000 sits €3,545 (0.5%) above — overpriced versus fair value.
Asking €695,000 versus the rua da Mãe d'Água, 12 area baseline of €525,025 (€2,100/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €525,025, adjusted for condition and micro-location, gives a modelled fair value of €691,455 (€2,766/m²), a €3,545 (0.5%) gap versus the €695,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Mãe d'Água, 12 | Subject | €695,000 | €2,780 | — | 75 | 75 |
| Queluz e Belas · 2fca9d | Active | €695,000 | €3,089 | 11.1% | 73 | 77 |
| rua do Castanheiro da Serra, 5 | Active | €750,000 | €3,425 | 23.2% | 80 | 76 |
| rua dos Faisões S / N | Active | €640,000 | €2,443 | 12.1% | 80 | 79 |
| rua da Mãe d'Água | Active | €810,000 | €2,396 | 13.8% | 75 | 75 |
| Median comp | €722,500 | €2,766 | 0.5% | 78 | 77 |
Family rental The 3-bed duplex in Queluz e Belas presents a fair investment opportunity for family rentals, given its gross yield of 4.7% and access to educational infrastructure in Greater Lisbon. The property's condition rating of 78/100 indicates it is well-suited for families seeking a comfortable living environment. Long-term rental With a fair valuation of €695,000 and the neighborhood scoring 75/100, this property is positioned optimally for long-term rental tenants who prioritize suburban living with access to Lisbon. The modest gap from fair value, at only 0.5%, reinforces the attractiveness of the property for steady rental income. Buy-and-hold As a buy-and-hold investment, this duplex offers a steady yield and a desirable location, making it a solid choice for investors looking to benefit from long-term appreciation in Greater Lisbon. The property’s good condition rating supports its long-term viability in the rental market.
Tenant turnover risk: With a tenant stability score of 70/100, there is a significant risk of increased turnover rates, which could lead to potential losses from vacancy periods and higher re-leasing costs.
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