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 1st floor, energy rating D. Located on rua Doutor Egas Moniz, 9, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment boasts a recently renovated bathroom with modern grey tiling and glass enclosures, enhancing both functionality and aesthetic appeal.
The valuation. The asking price of €279,900 exceeds the fair value of €249,489 by €30,411 (12.2%). This property is considered overpriced based on current market evaluations.
Fair value modelled at €249,489 from 6 comparable sales in the area. Asking €279,900 sits €30,411 (12.2%) above — overpriced versus fair value.
Asking €279,900 versus the rua Doutor Egas Moniz, 9 area baseline of €215,801 (€3,597/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €215,801, adjusted for condition and micro-location, gives a modelled fair value of €249,489 (€4,158/m²), a €30,411 (12.2%) gap versus the €279,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Egas Moniz, 9 | Subject | €279,900 | €4,665 | — | 68 | 73 |
| Queluz e Belas · 2cdaec | Active | €325,000 | €3,779 | 19.0% | 67 | 71 |
| Queluz e Belas · 5ed0d1 | Active | €250,000 | €3,788 | 18.8% | 75 | 77 |
| parque Central | Active | €285,000 | €5,481 | 17.5% | 70 | 76 |
| avenida do Ultramar | Active | €285,000 | €4,385 | 6.0% | 70 | 73 |
| Median comp | €285,000 | €4,087 | 12.4% | 70 | 75 |
Long-term rental The property in Queluz e Belas presents limited potential for long-term rental investments due to its overpriced status, which is reflected in a 12.2% gap from fair value. The gross yield of 3.7% does not justify the premium, suggesting that rental income may fail to cover the investment cost effectively. Family rental Investing in this property as a family rental may not yield satisfactory returns, as it is currently overpriced by 12.2% compared to its fair value. Families seeking affordable housing options might be deterred by the premium price, limiting tenant quality and rental demand. Buy-and-hold The buy-and-hold strategy for this apartment is compromised by its overpriced nature, as the 12.2% gap from fair value indicates a lack of intrinsic growth potential. Holding onto this investment may result in stagnation, as sustainable appreciation is unlikely under the current pricing scenario.
Economic Downturn Risk The economic stability score of 70/100 suggests potential vulnerabilities in the local economy that could affect rent prices and property values over time.
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