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 63 m², energy rating D. Located on rua de Angola, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment benefits from double-glazed windows and an open-concept layout that maximizes natural light while ensuring energy efficiency, complemented by a modern and functional kitchen that enhances daily living.
The valuation. The asking price of €259,000 is significantly above the fair value of €142,125, indicating an overvaluation of €116,875 (45.1%). This may deter potential investors seeking more favorable pricing. Buy-to-flip angle. A buy-to-flip strategy would aim to capitalize on cosmetic improvements to appeal to prospective buyers, with the goal of reselling the unit at a premium, although the current asking price suggests limited immediate profit potential. Buy-to-let angle. For a buy-to-let strategy, the estimated rental income of €820/month translates to a gross yield of 3.8%, suitable for long-term tenants, especially families, within the suburban context of União das Freguesias do Cacém e São Marcos.
Fair value modelled at €142,125 from the area baseline, adjusted for condition and location. Asking €259,000 sits €116,875 (45.1%) above — overpriced versus fair value.
Asking €259,000 versus the rua de Angola area baseline of €187,236 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 75 · Materials 70 · Room dimensions 69). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua de Angola
Area baseline €187,236 + condition -€4,430 + location +€11,357 = modelled fair value of €142,125 (€2,256/m²), a €116,875 (45.1%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Angola | Subject | €259,000 | €4,111 | — | 75 | 71 |
| Agualva e Mira-Sintra · 001bbc | Active | €280,000 | €4,242 | 3.2% | 72 | 74 |
| avenida do Brasil | Active | €340,000 | €3,953 | 3.8% | 70 | 77 |
| rua Carlos Charbel | Active | €350,000 | €3,535 | 14.0% | 70 | 77 |
| praceta São Tomé e Príncipe, 12 | Active | €310,000 | €3,605 | 12.3% | 74 | 74 |
| Median comp | €325,000 | €3,779 | 8.1% | 71 | 76 |
Long-term rental The 2-bed apartment in União das Freguesias do Cacém e São Marcos, priced at €259,000, is currently overpriced with a significant valuation gap of 45.1% against its fair value of €142,125. With a gross yield of only 3.8%, the investment returns may not justify the high entry price in this suburban area. Family rental Given the property’s 71/100 condition rating and the average neighborhood score of 71/100, it may attract families seeking long-term housing. However, the current listing price exceeds fair value, limiting potential investment opportunities despite the safety and residential nature of the location. Buy-and-hold The long-term appreciation potential in Unión das Freguesias do Cacém e São Marcos is tempered by the current listing price of €259,000, which is overpriced by 45.1%. Investors may find it challenging to achieve satisfactory returns over time due to the limited gross yield of 3.8% at this inflated valuation.
Tenant turnover risk: With a tenant stability score of 65/100, there's a risk of higher tenant turnover, which could disrupt rental income stability and incur additional costs for finding new tenants.
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