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 88 m², built in 1993, energy rating D. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Feature: This apartment features a practical layout with an organized building providing a family atmosphere, located just minutes away from essential services and public transport connections.
The valuation. The asking price of €280,000 sits significantly above its fair value of €188,279, representing an overvaluation of €91,721 (32.8%). This property is considered overpriced in the current market context.
Fair value modelled at €188,279 from the area baseline, adjusted for condition and location. Asking €280,000 sits €91,721 (32.8%) above — overpriced versus fair value.
Asking €280,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €261,536 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
União das Freguesias do Cacém e São Marcos, Sintra, Lisbon
Area baseline €261,536 + condition -€17,188 + location +€16,619 = modelled fair value of €188,279 (€2,140/m²), a €91,721 (32.8%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 6d53db | Subject | €280,000 | €3,182 | — | 65 | 72 |
| Agualva e Mira-Sintra · 1e6614 | Active | €267,500 | €2,388 | 24.9% | — | 76 |
| avenida Dom Nuno Álvares Pereira | Active | €235,000 | €3,406 | 7.0% | 70 | 70 |
| União das Freguesias do Cacém e São Marcos · 4bc357 | Active | €260,000 | €2,600 | 18.3% | — | 68 |
| Rio de Mouro · 001af3 | Active | €265,000 | €3,397 | 6.8% | — | 74 |
| Median comp | €262,500 | €2,999 | 5.8% | 70 | 72 |
Long-term rental The property is overpriced at €280,000, which represents a gap of 32.8% compared to its fair value of €188,279, potentially limiting yield opportunities. With a gross yield of 3.8%, the financial return may not justify the investment given its inflated pricing. Family rental At a listing price of €280,000, this apartment is overvalued and unlikely to attract families seeking affordable housing options in the area. With a neighbourhood score of 72/100, while it offers some amenities, the investment does not align with potential market expectations for family rentals due to the higher-than-justified price. Buy-and-hold The buy-and-hold strategy appears less viable for this property due to its €280,000 asking price, significantly above the fair value, creating a 32.8% price discrepancy. Although the location has decent amenities, the current valuation suggests a lack of potential appreciation necessary for a rational long-term investment strategy.
Economic Dependency Risk The property may face economic instability due to a moderately low economic stability score of 75/100, which could lead to fluctuations in rental income and tenant retention rates.
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