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.
4-bedroom, 5-bathroom house of 607 m², built in 2010, energy rating B. Located on alameda do Aqueduto, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: This villa boasts extensive floor-to-ceiling glazing that maximizes natural light and offers an uninterrupted view of the private garden and pool, enhancing the sense of spaciousness.
The valuation. The asking price of €2,850,000 is notably above the fair value of €2,391,212, representing a discrepancy of €458,788 (19.2%). This property is clearly overpriced compared to the market value. Buy-to-flip angle. A buy-to-flip strategy would focus on quick resale post-renovation, targeting buyers attracted to premium finishes and the desirable location to capitalize on the market's strength. Buy-to-let angle. Leveraging a buy-to-let strategy, the projected rental income of €5,225/month yields a modest gross yield of 2.2%, appealing to investors seeking long-term stability in a popular region like Cascais.
Fair value modelled at €2,391,212 from 5 comparable sales in the area. Asking €2,850,000 sits €458,788 (19.2%) above — overpriced versus fair value.
Asking €2,850,000 versus the alameda do Aqueduto area baseline of €2,059,188 (€3,392/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €2,059,188, adjusted for condition and micro-location, gives a modelled fair value of €2,391,212 (€3,939/m²), a €458,788 (19.2%) gap versus the €2,850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda do Aqueduto | Subject | €2,850,000 | €4,695 | — | 84 | 77 |
| Queluz e Belas · 6fbbb8 | Active | €3,600,000 | €8,392 | 78.7% | 88 | 72 |
| rua Principal | Active | €850,000 | €2,429 | 48.3% | 77 | 73 |
| Queluz e Belas · 3d993a | Active | €1,300,000 | €3,939 | 16.1% | 80 | 71 |
| Almargem do Bispo, Pero Pinheiro e Montelavar · 6a9424 | Active | €1,250,000 | €2,660 | 43.4% | 75 | 73 |
| Median comp | €1,275,000 | €3,300 | 29.7% | 79 | 73 |
Long-term rental The property's listing price of €2,850,000 reflects a gap of 19.2% from the fair value of €2,391,212, suggesting an overvaluation that diminishes its appeal for long-term rental investments. With a gross yield of only 2.2%, potential returns may not justify the current pricing. Buy-and-hold Given the property is priced at €2,850,000, significantly above its fair value of €2,391,212, it poses challenges for a buy-and-hold investment strategy as future appreciation may not keep pace with this overpricing. The relatively low yield of 2.2% further complicates its attractiveness as a long-term asset. Family rental At €2,850,000, this property is overvalued compared to the fair value of €2,391,212, which could limit its viability as a family rental option in a highly competitive market. The 2.2% gross yield indicates that the investment may not provide sufficient return on capital in the context of ongoing market demands.
Economic and Tenant Stability Risk: With both economic and tenant stability scores at 75/100, there is a moderate risk of potential fluctuations in income due to possible changes in the local economic environment or tenant turnover affecting rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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