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, 2-bathroom apartment of 94 m² on the 2nd floor, energy rating C. Located on largo Falcão Rodrigues, 2, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment boasts double-glazed windows with a tilt-and-turn system, ensuring enhanced thermal and acoustic insulation, while the custom-designed kitchen features high-end Silestone countertops.
The valuation. The asking price of €390,000 sits slightly below the fair value of €395,175, within a margin of €5,175, indicating a fair valuation of the property. Buy-to-flip angle. A resale strategy focused on renovations may yield attractive returns, allowing for profit realization over a short term as market demand rises. Buy-to-let angle. The estimated rent of €812/month provides a gross yield of 2.5%, aligning well with the long-term rental strategy in a location with good employment opportunities.
Fair value modelled at €395,175 from 6 comparable sales in the area. Asking €390,000 sits €5,175 (1.3%) below — the upside to fair value.
Asking €390,000 versus the largo Falcão Rodrigues, 2 area baseline of €344,553 (€3,665/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €344,553, adjusted for condition and micro-location, gives a modelled fair value of €395,175 (€4,204/m²), a €5,175 (1.3%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo Falcão Rodrigues, 2 | Subject | €390,000 | €4,149 | — | 75 | 73 |
| Queluz e Belas · 3df5db | Active | €275,000 | €4,297 | 3.6% | 74 | 76 |
| Queluz e Belas · 3df5b9 | Active | €345,000 | €3,876 | 6.6% | 74 | 75 |
| avenida Doutor Leão de Oliveira | Active | €370,000 | €4,111 | 0.9% | 88 | 74 |
| Agualva e Mira-Sintra · 5da303 | Active | €329,000 | €3,656 | 11.9% | 75 | 77 |
| Median comp | €337,000 | €3,994 | 3.7% | 75 | 76 |
Long-term rental The 2-bed apartment in Queluz e Belas presents a fair investment opportunity at €390,000, closely aligning with the fair value of €395,175. With a gross yield of 2.5%, it can secure stable, long-term tenants seeking access to the amenities and employment opportunities near Lisbon. Family rental Given its location and fair valuation, this property is well-suited for family rentals, catering to those looking for a suburban environment with good accessibility to urban services. The solid condition rating of 79/100 further enhances its appeal to prospective family tenants. Buy-and-hold As a buy-and-hold property, this apartment holds value given its proximity to Lisbon and the potential for consistent rental demand, although the yield remains moderate at 2.5%. Its fair valuation suggests that it can maintain its market position well over time without immediate appreciation expectations.
Moderate economic and tenant stability risk With both economic and tenant stability scores at 75/100, there is a moderate risk that economic fluctuations could impact tenant retention and 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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