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 €234,788 (€2,972/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 €234,788 + 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.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
