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.
3-bedroom, 2-bathroom apartment of 160 m², built in 1997, energy rating C. Located on rua Dona Inês de Castro, 21, Queluz e Belas parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment boasts a fully equipped modern kitchen with premium quartz countertops and subway tiles, alongside high ceilings that enhance its spacious feel.
The valuation. The asking price of €515,000 sits €30,556 (6.3%) above the fair value of €484,444. This pricing is considered fair given the apartment’s condition and location.
Fair value modelled at €484,444 from 6 comparable sales in the area. Asking €515,000 sits €30,556 (6.3%) above — overpriced versus fair value.
Asking €515,000 versus the rua Dona Inês de Castro, 21 area baseline of €359,394 (€2,246/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €359,394, adjusted for condition and micro-location, gives a modelled fair value of €484,444 (€3,028/m²), a €30,556 (6.3%) gap versus the €515,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dona Inês de Castro, 21 | Subject | €515,000 | €3,219 | — | 87 | 71 |
| rua Ruy Gameiro, 14 | Active | €330,000 | €3,000 | 6.8% | 85 | 68 |
| rua Dona Mafalda, 42 | Active | €550,000 | €3,056 | 5.1% | 75 | 73 |
| Massamá e Monte Abraão · dc13dc | Active | €385,000 | €2,917 | 9.4% | 70 | 78 |
| rua Octávio Homem, 21 | Active | €495,000 | €2,403 | 25.3% | 72 | 76 |
| Median comp | €440,000 | €2,959 | 8.1% | 74 | 75 |
Long-term rental The property presents a gross yield of 3.3%, aligning with the expectations for long-term rental investments in suburban areas of Greater Lisbon. Despite being fairly priced at €515,000, the competitive rental market suggests steady demand for quality housing in this locality. Buy-and-hold As the housing market in Queluz e Belas is supported by Lisbon's economic stability, this property offers prospects for appreciation aligned with local growth trends. Its fair valuation of €515,000 reflects a manageable entry point for investors looking to benefit from long-term capital gains. Family rental The apartment's favorable condition rating of 82/100, combined with a decent neighborhood score of 71/100, appeals to families seeking quality living spaces. Although priced at €515,000, the property meets the demand for spacious family rentals in a suburban setting, thereby supporting stable occupancy rates.
Economic volatility risk The economic stability score of 65/100 indicates potential fluctuations that may impact tenant retention and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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