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 70 m², built in 1981, energy rating D. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment includes a spacious entrance hall with a wardrobe and a kitchen pantry, enhancing both storage and organization within the living space.
The valuation. The asking price of €221,000 is significantly higher than the fair value of €166,343, indicating an excess of €54,657 or 24.7%. This property is categorized as overpriced.
Fair value modelled at €166,343 from the area baseline, adjusted for condition and location. Asking €221,000 sits €54,657 (24.7%) above — overpriced versus fair value.
Asking €221,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €208,040 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 65/100 (Housing Market 70 · Amenities 60 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
União das Freguesias do Cacém e São Marcos, Sintra, Lisbon
Area baseline €208,040 + condition +€7,109 + location +€9,013 = modelled fair value of €166,343 (€2,376/m²), a €54,657 (24.7%) gap versus the €221,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 25f489 | Subject | €221,000 | €3,157 | — | 80 | 65 |
| Rio de Mouro · 49b8ff | Active | €299,500 | €2,995 | 5.1% | 75 | 69 |
| Rio de Mouro · 262140 | Active | €269,000 | €3,321 | 5.2% | 74 | 73 |
| Algueirão-Mem Martins · 090129 | Active | €255,000 | €2,684 | 15.0% | 75 | 70 |
| avenida do Parque | Active | €380,000 | €2,969 | 6.0% | 75 | 72 |
| Median comp | €284,250 | €2,982 | 5.5% | 75 | 71 |
Long-term rental The property is overpriced at €221,000, significantly exceeding its fair value of €166,343, resulting in a 24.7% gap. With a gross yield of only 4.8%, it may not provide the desired return on investment for long-term tenants in a neighborhood rated 65/100. Buy-and-hold Acquiring this property as a buy-and-hold investment is not advisable, given that it is priced above its fair value, with a market value gap of 24.7%. The prevailing 4.8% gross yield coupled with the condition score of 82/100 does not compensate for its overvaluation. Family rental Investing in this property for family rental purposes poses challenges due to its overpriced status at €221,000, compared to a fair value of €166,343. The neighborhood quality and the 4.8% gross yield do not justify the asking price, making it less appealing for family rental sustainability.
Tenant turnover risk With a tenant stability score of 65/100, there's a higher likelihood of tenant turnover, which could lead to vacancies and increased costs associated with finding new tenants. Seasonal fluctuations may exacerbate this risk, impacting overall income stability.
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