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.
2-bedroom, 1-bathroom apartment of 60 m² on the 2nd floor, energy rating D. Located on avenida José Elias Garc, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment's closed balcony extends the functional space, providing an ideal area for laundry or storage while enhancing the living experience with excellent natural light exposure. Localização Privilegiada: A localização central permite realizar o dia-a-dia a pé, com fácil acesso a transporte público, comércio local e serviços essenciais.
The valuation. The asking price of €270,000 is €27,374 (11.3%) above the fair value of €242,626, indicating the property is overpriced. This discrepancy suggests buyers could find better value elsewhere in the market.
Fair value modelled at €242,626 from 6 comparable sales in the area. Asking €270,000 sits €27,374 (11.3%) above — overpriced versus fair value.
Asking €270,000 versus the avenida José Elias Garc area baseline of €222,475 (€3,708/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 is below the parish average, reducing 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 €222,475, adjusted for condition and micro-location, gives a modelled fair value of €242,626 (€4,044/m²), a €27,374 (11.3%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida José Elias Garc | Subject | €270,000 | €4,500 | — | 65 | 78 |
| Queluz e Belas · b7c2fa | Active | €275,000 | €3,873 | 13.9% | 60 | 76 |
| Águas Livres · 6c7b83 | Active | €295,000 | €4,214 | 6.3% | — | 73 |
| Massamá e Monte Abraão · cfe1d5 | Active | €265,900 | €3,745 | 16.8% | — | 77 |
| Águas Livres · 6c7720 | Active | €340,000 | €4,722 | 4.9% | — | 72 |
| Median comp | €285,000 | €4,044 | 10.1% | 60 | 75 |
Long-term rental This property presents a gross yield of 4.2%, which may not sufficiently cover potential market fluctuations in a suburban area of Greater Lisbon. Additionally, with a fair value of €242,626, the listing price reflects an 11.3% premium, indicating that the investment may underperform in rental returns compared to its market price. Family rental The appeal of this 2-bed apartment in Queluz e Belas is dampened by its listing price being 11.3% higher than the fair value, making it less attractive for families seeking long-term accommodation. The average condition score of 60/100 may also deter prospective tenants looking for a well-maintained family home in a suburban structure. Buy-and-hold With the current market conditions yielding an attractive rental return of 4.2%, holding this property may not be strategically prudent given its overpriced status. The 11.3% gap from its fair value suggests that investors should consider alternatives to capitalize on better investment opportunities. Not ideal for: The property is not suitable for student housing due to its location and property features, as well as the luxury market, where pricing expectations are higher. In addition, its condition and pricing structure do not align well with the demands of the short-term vacation rental market.
Economic downturn risk The property may face challenges in maintaining occupancy levels due to the economic stability score of 85/100, suggesting potential vulnerabilities in the local economy despite the tenant stability score of 75/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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