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 77 m², energy rating D. Located on rua Elias Garcia, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Feature: This apartment’s proximity to a train station significantly enhances its appeal for commuters seeking easy access to Lisbon. Investment Potential: The property is located in a rapidly developing area, influencing future appreciation.
The valuation. The asking price of €273,000 is significantly above the fair value of €159,513, creating a disparity of €113,487 (41.6%). This property is overpriced and therefore not a wise investment choice.
Fair value modelled at €159,513 from the area baseline, adjusted for condition and location. Asking €273,000 sits €113,487 (41.6%) above — overpriced versus fair value.
Asking €273,000 versus the rua Elias Garcia area baseline of €228,844 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 (Condition 60 · Materials 58 · Room dimensions 64). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 65 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Elias Garcia
Area baseline €228,844 + condition -€18,288 + location +€12,558 = modelled fair value of €159,513 (€2,072/m²), a €113,487 (41.6%) gap versus the €273,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Elias Garcia | Subject | €273,000 | €3,545 | — | 60 | 69 |
| Agualva e Mira-Sintra · cfe29c | Active | €249,000 | €3,507 | 1.1% | 64 | 73 |
| avenida Santa Maria | Active | €265,000 | €3,786 | 6.8% | 65 | 71 |
| avenida do Parque | Active | €292,000 | €3,744 | 5.6% | — | 76 |
| União das Freguesias do Cacém e São Marcos · 49b967 | Active | €249,000 | €3,557 | 0.3% | — | 74 |
| Median comp | €257,000 | €3,651 | 3.0% | 65 | 74 |
Long-term rental The 2-bed apartment in União das Freguesias do Cacém e São Marcos is overpriced, with a gap of 41.6% from its fair value of €159,513. The gross yield of 3.9% suggests limited profitability for investors focused on long-term rentals in this suburban setting. Family rental This property is not an ideal choice for family rentals due to the condition rating of 60/100, which indicates the need for significant improvements. Additionally, its pricing at €273,000, well above the fair value, makes it less attractive for families seeking a reasonable living expenditure in the area. Buy-and-hold Investing in this property as a buy-and-hold strategy is challenged by its overvaluation, with the listing price significantly exceeding fair value. The mixed neighbourhood rating of 69/100 and the current condition may deter long-term value appreciation, making it a risky investment choice.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher tenant turnover, which may result in increased vacancy costs and loss of rental income over time.
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