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 100 m², built in 1997, energy rating B. Located on rua Ruy Belo, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment includes a private garage for secure parking and direct elevator access, enhancing convenience and accessibility for residents and guests alike.
The valuation. The asking price of €395,000 sits significantly above the fair value of €235,670, indicating an overpriced status of €159,330 or 40.3%. This valuation suggests a lack of potential for immediate equity capture.
Fair value modelled at €235,670 from the area baseline, adjusted for condition and location. Asking €395,000 sits €159,330 (40.3%) above — overpriced versus fair value.
Asking €395,000 versus the rua Ruy Belo area baseline of €214,600 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 73 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Ruy Belo
Area baseline €214,600 + condition +€469 + location +€20,602 = modelled fair value of €235,670 (€2,357/m²), a €159,330 (40.3%) gap versus the €395,000 asking price.
Long-term rental The apartment's asking price of €395,000 exceeds the fair value by 40.3%, indicating significant overpricing in the long-term rental market. With a gross yield of just 2.9%, potential returns may not justify the investment given the existing gap from fair value. Family rental At a listing of €395,000, the property is overpriced compared to its fair value of €235,670, making it less appealing for family rental opportunities. The current gross yield of 2.9% suggests that future price appreciation may be limited in this competitive market. Buy-and-hold This property is listed at €395,000, significantly above the fair value of €235,670, which indicates it is overpriced for a buy-and-hold strategy. The modest gross yield of 2.9% further suggests that investors should be cautious about long-term value and potential cash flow from this investment.
Potential Market Volatility The property faces a risk due to relatively average economic and tenant stability scores of 70, suggesting potential fluctuations in rental income and tenant retention.
