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 78 m², energy rating D. Located on avenida Cidade de Lisboa, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment features a cozy fireplace in the living room and both bedrooms share access to a balcony, enhancing the indoor-outdoor experience.
The valuation. The asking price of €289,900 is significantly above the fair value of €186,135, showing an overpriced status with a discrepancy of €103,765 (35.8%). This property does not present a value proposition for potential buyers.
Fair value modelled at €186,135 from the area baseline, adjusted for condition and location. Asking €289,900 sits €103,765 (35.8%) above — overpriced versus fair value.
Asking €289,900 versus the avenida Cidade de Lisboa area baseline of €231,816 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 74 · Materials 77 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Cidade de Lisboa
Area baseline €231,816 + condition +€0 + location +€18,747 = modelled fair value of €186,135 (€2,386/m²), a €103,765 (35.8%) gap versus the €289,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Cidade de Lisboa | Subject | €289,900 | €3,717 | — | 74 | 78 |
| Queluz e Belas · 001adc | Active | €357,500 | €3,724 | 0.2% | 72 | 76 |
| praceta Dom Nuno Álvares Pereira, 1 | Active | €279,000 | €3,986 | 7.2% | 75 | 70 |
| avenida dos Bons Amigos, 600 | Active | €255,000 | €3,643 | 2.0% | 76 | 76 |
| Massamá e Monte Abraão · b7b82e | Active | €268,100 | €3,575 | 3.8% | 72 | 80 |
| Median comp | €273,550 | €3,684 | 0.9% | 74 | 76 |
Long-term rental\nDespite a solid neighborhood rating of 78/100, the apartment is overpriced at €289,900 compared to its fair value of €186,135, indicating a gap of 35.8%. With a gross yield of 3.8%, potential returns for long-term rental investors may not justify the high entry price in a suburban area close to Lisbon.\n\nFamily rental\nAlthough the neighborhood offers good amenities and tenant quality, the property is still overpriced for family rental purposes, priced at €289,900 against a fair value of €186,135. Families may seek more value for their rental dollar, making this property less competitive in the family rental market given its 3.8% gross yield.\n\nBuy-and-hold\nThe 2-bed apartment's pricing at €289,900 is substantially high compared to its fair value of €186,135, resulting in a 35.8% overpricing, which can hinder buy-and-hold investment strategies. Investors looking for long-term appreciation may be deterred by the 3.8% gross yield and the overall perceived value of the property in the current market conditions.
Tenant turnover risk With a tenant stability score of 70/100, there is a notable potential for higher tenant turnover, which could negatively impact rental income and increase vacancy rates.
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