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 1991, energy rating D. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This apartment features a spacious storage room and a high floor location that enhances privacy and provides natural light throughout the day.
The valuation. The asking price of €265,000 is significantly above the fair value of €184,427, making it overpriced by €80,573 (30.4%). This considerable discrepancy suggests a need for price reevaluation before investment decisions are made.
Fair value modelled at €184,427 from the area baseline, adjusted for condition and location. Asking €265,000 sits €80,573 (30.4%) above — overpriced versus fair value.
Asking €265,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €188,848 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 (Condition 62 · Materials 55 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 65 · Economic 70 · 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 €188,848 + condition -€22,550 + location +€18,129 = modelled fair value of €184,427 (€2,096/m²), a €80,573 (30.4%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 6d5538 | Subject | €265,000 | €3,011 | — | 62 | 74 |
| rua Malvas, 6 | Active | €289,900 | €3,052 | 1.3% | — | 70 |
| Massamá e Monte Abraão · 25f830 | Active | €259,500 | €3,414 | 13.4% | 60 | 76 |
| rua Cardeal Patriarca Dom António Ribeiro, 15 | Active | €255,000 | €3,400 | 12.9% | 60 | 74 |
| Rio de Mouro · 001af3 | Active | €265,000 | €3,397 | 12.8% | — | 74 |
| Median comp | €262,250 | €3,399 | 12.9% | 60 | 74 |
Long-term rental The property at €265,000 is significantly overpriced, as the fair value is only €184,427, representing a gap of 30.4%. With a gross yield of 4.4%, this investment may not provide the expected return over the long term given its high entry cost. Buy-and-hold Considering the valuation of €265,000 against a fair value of €184,427 indicates that the property is overpriced by 30.4%. The current condition score of 59/100 and neighbourhood rating of 74/100 suggests potential for appreciation, but the high purchase price makes it risky for a buy-and-hold strategy. Family rental While the property is situated in a suburban area with reasonable amenities, its asking price of €265,000, compared to the fair value of €184,427, positions it as overpriced by 30.4%. This could deter families seeking affordable rental options, impacting long-term occupancy rates given the competitive market dynamics.
Moderate Economic Concerns With an economic stability score of 70/100, the property may face risks from economic downturns affecting tenant retention and overall profitability.
