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.
5-bedroom, 7-bathroom house of 600 m², built in 2010, energy rating B. Located on rua do Palácio, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: This residence includes a luxurious outdoor entertainment area with a pool and garden, seamlessly integrated with the living spaces for enhanced family gatherings.
The valuation. The asking price of €2,850,000 is significantly above the fair value of €2,283,751, marking an excess of €566,249 (24.8%). This property is considered overpriced, making it less attractive to discerning buyers.
Fair value modelled at €2,283,751 from 6 comparable sales in the area. Asking €2,850,000 sits €566,249 (24.8%) above — overpriced versus fair value.
Asking €2,850,000 versus the rua do Palácio area baseline of €1,872,755 (€3,121/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €1,872,755, adjusted for condition and micro-location, gives a modelled fair value of €2,283,751 (€3,806/m²), a €566,249 (24.8%) gap versus the €2,850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Palácio | Subject | €2,850,000 | €4,750 | — | 84 | 76 |
| Queluz e Belas · 6fbbb8 | Active | €3,600,000 | €8,392 | 76.7% | 88 | 72 |
| rua do Lago de Prata | Active | €2,090,000 | €3,673 | 22.7% | 80 | 78 |
| rua Principal | Active | €850,000 | €2,429 | 48.9% | 77 | 73 |
| praceta dos Cedros | Active | €1,950,000 | €3,245 | 31.7% | 67 | 73 |
| Median comp | €2,020,000 | €3,459 | 27.2% | 79 | 73 |
Long-term rental With a gross yield of 2.7%, the property appears to be overpriced by 24.8% compared to its fair value of €2,283,751. This gap diminishes the potential returns for long-term rental investors who seek advantageous entry points in the market. Family rental While the suburban location near Lisbon may appeal to families, the pricing at €2,850,000 suggests the property is overpriced, limiting its attractiveness for family rentals. With a neighborhood score of 76/100, the property's appeal is hindered by its inflated price relative to its fair market value. Buy-and-hold Investors looking at a buy-and-hold strategy might find this property challenging due to its 24.8% premium over fair market value, which could restrict long-term appreciation. The gross yield of 2.7% further indicates that holding the property may not yield satisfying returns compared to other investment opportunities in the region.
Potential Economic Downturn The economic stability score of 80/100 suggests a moderate level of risk that could impact property values in the event of a downturn.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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