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 85 m². Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment offers modern updates completed just two years ago and boasts unobstructed views, enhancing both its aesthetic appeal and natural light intake.
The valuation. The asking price of €315,000 is significantly above the fair value of €200,523, representing a marked premium of €114,477 (36.3%). This property is therefore considered overpriced. Buy-to-flip angle. Given the property’s high price point, a buy-to-flip strategy would require significant value enhancement through renovations to justify resale at a profit. Thorough market analysis is necessary to identify a feasible resale price post-improvements. Buy-to-let angle. With an estimated gross yield of 3.8%, generating approximately €998/month aligns with the buy-to-let strategy. The area’s proximity to Lisbon enhances its appeal to prospective tenants, ensuring consistent rental demand.
Fair value modelled at €200,523 from the area baseline, adjusted for condition and location. Asking €315,000 sits €114,477 (36.3%) above — overpriced versus fair value.
Asking €315,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €182,410 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (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 €182,410 + condition +€4,250 + location +€13,863 = modelled fair value of €200,523 (€2,359/m²), a €114,477 (36.3%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 1e63e5 | Subject | €315,000 | €3,706 | — | 75 | 69 |
| Agualva e Mira-Sintra · 6d52fa | Active | €350,000 | €3,684 | 0.6% | 74 | 76 |
| Agualva e Mira-Sintra · 023c86 | Active | €289,500 | €3,860 | 4.2% | 85 | 76 |
| avenida do Brasil | Active | €340,000 | €3,953 | 6.7% | 70 | 77 |
| praceta Dom Nuno Álvares Pereira, 1 | Active | €279,000 | €3,986 | 7.6% | 75 | 70 |
| Median comp | €314,750 | €3,907 | 5.4% | 75 | 76 |
Long-term rental While the yield of 3.8% may seem attractive, the apartment is overpriced by 36.3% compared to its fair value of €200,523, limiting potential returns on investment. The conservative growth potential in this suburban area of Lisbon further reinforces that this property is not an ideal long-term rental opportunity. Buy-and-hold Acquiring this 2-bed apartment with a significant gap from fair value suggests that it is not a strategic buy-and-hold investment at this price point. Given the conservative growth trajectory of the neighborhood, locking in this property would likely yield lower returns and diminish investor profitability. Family rental Although the apartment could accommodate families, its current price considerably exceeds fair market value, rendering it overpriced at €315,000. The quality of the neighborhood and housing market dynamics do not support such a valuation, making it a less viable option for family rentals.
Tenant turnover risk The combination of a tenant stability score of 65/100 indicates a heightened risk of frequent tenant turnover, which can lead to increased vacancy rates and associated costs.
