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 85 m², built in 1997, energy rating C. Located Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment includes a spacious storage room and benefits from a fantastic balcony, enhancing outdoor living and functionality in a densely populated area.
The valuation. The asking price of €350,000 sits significantly above the fair value of €303,628, indicating an overpriced status by €46,372 (15.3%). Investors should approach with caution considering the elevated pricing relative to market standards.
Fair value modelled at €303,628 from 6 comparable sales in the area. Asking €350,000 sits €46,372 (15.3%) above — overpriced versus fair value.
Asking €350,000 versus the Queluz e Belas, Sintra, Lisbon area baseline of €285,073 (€3,354/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 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 €285,073, adjusted for condition and micro-location, gives a modelled fair value of €303,628 (€3,572/m²), a €46,372 (15.3%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Queluz e Belas · 0acbb2 | Subject | €350,000 | €4,118 | — | 56 | 68 |
| praceta João de Deus, 1 | Active | €298,000 | €4,027 | 2.2% | 55 | 74 |
| praceta Paulo da Gama | Active | €263,592 | €3,611 | 12.3% | 60 | 71 |
| praceta José Gregório de Almeida | Active | €315,000 | €3,462 | 15.9% | 68 | 77 |
| Massamá e Monte Abraão · 828f54 | Active | €321,500 | €4,465 | 8.4% | 68 | 70 |
| Median comp | €306,500 | €3,819 | 7.3% | 64 | 73 |
Family rental This 2-bed apartment in Queluz e Belas, valued at €303,628, is currently listed at €350,000, making it overpriced by 15.3%. With a gross yield of only 3.8%, the return on investment may not attract families seeking rental options in a suburban area with a mid-range neighbourhood score of 68/100. Long-term rental Given the current market conditions, this property poses challenges for long-term rental strategies as its fair value indicates that the listing price is too elevated. Potential long-term tenants may be deterred by the combination of a 3.8% gross yield and a property condition score of 61/100, which suggests that the investment is not financially sound. Buy-and-hold Holding onto this property for future appreciation is risky considering its current price point, which exceeds fair market value by 15.3%. Additionally, the lower-than-average gross yield of 3.8% does not provide a compelling reason to invest for the long term in a suburban Lisbon location with moderate tenant quality.
[Tenant turnover risk] With a tenant stability score of 60/100, there is a significant risk of high tenant turnover, which can lead to increased vacancy rates and additional costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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