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 79 m², built in 1998, energy rating C. Located on rua do Olival, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy features: The apartment includes electric shutters for added convenience and features a cozy fireplace in the spacious living room, ideal for gatherings during cooler days.
The valuation. The asking price of €335,000 is significantly above the fair value of €183,401, representing an overpricing of €151,599 (45.3%). This property is not a viable investment opportunity given its inflated valuation.
Fair value modelled at €183,401 from the area baseline, adjusted for condition and location. Asking €335,000 sits €151,599 (45.3%) above — overpriced versus fair value.
Asking €335,000 versus the rua do Olival area baseline of €169,534 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 75 · Materials 74 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua do Olival
Area baseline €169,534 + condition -€3,086 + location +€16,953 = modelled fair value of €183,401 (€2,322/m²), a €151,599 (45.3%) gap versus the €335,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Olival | Subject | €335,000 | €4,241 | — | 75 | 75 |
| rua Cidade de São Paulo, 5A | Active | €315,000 | €3,621 | 14.6% | 70 | 76 |
| rua da Ribeira | Active | €299,000 | €4,041 | 4.7% | 74 | 76 |
| Rio de Mouro · 023a4d | Active | €284,000 | €4,239 | 0% | 70 | 74 |
| rua Cidade Rio de Janeiro | Active | €295,000 | €3,933 | 7.2% | 72 | 77 |
| Median comp | €297,000 | €3,987 | 6.0% | 71 | 76 |
Long-term rental The property is currently listed at €335,000, which is significantly above the calculated fair value of €183,401, indicating it is overpriced by 45.3%. With a gross yield of only 3.1%, the potential returns may not justify the high purchase price, limiting its appeal for long-term rental investment. Family rental Although the property is situated in a reasonable neighborhood with a 75/100 rating, its current asking price is not aligned with its fair value, making it overpriced by 45.3%. This financial mismatch suggests that investing in this property as a family rental may lead to unanticipated financial pressure due to low rental yields. Buy-and-hold Given the substantial gap between the listing price and fair value, currently priced at €335,000 when valued at €183,401, this property is deemed overpriced by 45.3%. The long-term appreciation potential may not be viable, as the yield of 3.1% indicates limited profitability for a buy-and-hold strategy. Not ideal for short-term vacation rental The property’s overpriced status at €335,000 compared to a fair value of €183,401 suggests that it may struggle to generate adequate returns as a short-term vacation rental. The limited appeal resulting from the high price could deter potential guests, impacting occupancy rates adversely. Not ideal for student housing Priced at €335,000, significantly above the fair value of €183,401, the property is overpriced by 45.3%, making it a poor choice for student housing. With increased competition in the rental market for students, this high pricing may limit the ability to attract tenants effectively.
[Tenant turnover risk] With a tenant stability score of 70/100, there may be a higher likelihood of tenant turnover, potentially leading to increased vacancy rates and associated costs.
