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 91 m² on the 2nd floor, built in 1980, energy rating D. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This apartment features generous built-in wardrobes in the corridor, optimizing storage space, and a fully renovated kitchen with modern appliances, enhancing functionality for daily family life.
The valuation. The asking price of €315,000 sits significantly above the fair value of €211,974, marking an overstated premium of €103,026 (32.7%). This property is objectively overpriced in the current market.
Fair value modelled at €211,974 from the area baseline, adjusted for condition and location. Asking €315,000 sits €103,026 (32.7%) above — overpriced versus fair value.
Asking €315,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €286,923 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
União das Freguesias do Cacém e São Marcos, Sintra, Lisbon
Area baseline €286,923 + condition +€284 + location +€16,404 = modelled fair value of €211,974 (€2,329/m²), a €103,026 (32.7%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 00187b | Subject | €315,000 | €3,462 | — | 72 | 71 |
| rua Bartolomeu Dias | Active | €300,000 | €3,571 | 3.2% | 81 | 73 |
| Agualva e Mira-Sintra · 956952 | Active | €299,000 | €3,833 | 10.7% | 85 | 80 |
| rua Marquês de Pombal | Active | €386,000 | €3,328 | 3.9% | 73 | 72 |
| estrada Marquês de Pombal, 51 | Active | €315,000 | €3,281 | 5.2% | 72 | 76 |
| Median comp | €307,500 | €3,450 | 0.3% | 77 | 75 |
Long-term rental\nThe property is overpriced, listed at €315,000 compared to the fair value of €211,974, indicating a significant gap of 32.7%. With a gross yield of 3.7% and a condition score of 75/100, it struggles to justify its asking price for long-term rental purposes.\n\nFamily rental\nAlthough the location is suburban and family-oriented, the apartment is overpriced relative to its fair value of €211,974, creating a 32.7% gap. The neighbourhood score of 71/100 adds some appeal; however, the rental yield of 3.7% limits its attractiveness for families seeking affordable housing.\n\nBuy-and-hold\nThe buy-and-hold strategy is challenged by the apartment's current listing price of €315,000, which is 32.7% above the fair value of €211,974. Despite the potential for appreciation in a family-oriented suburb, the overall yield of 3.7% suggests that the investment is overpriced and may not yield satisfactory returns over time.
Tenant turnover risk High tenant turnover could occur due to a moderate tenant stability score of 70/100, impacting consistent rental income.
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