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.
3-bedroom, 2-bathroom apartment of 148 m², built in 2003, energy rating D. Located on rua Marquês Pombal no Cacém, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment boasts a spacious balcony that provides scenic views and enhances outdoor living, along with state-of-the-art video intercom system for added security.
The valuation. The asking price of €420,000 is substantially above the fair value of €347,519, resulting in an excess of €72,481 (17.3%) and confirming that the property is overpriced. Buy-to-flip angle. A strategic buy-to-flip could involve investing in aesthetic upgrades, allowing for a resale aimed at capturing the higher end of the market, notwithstanding the current overvaluation. Buy-to-let angle. For a buy-to-let strategy, the estimated rental income of €1,085/month yields 3.1%, which may still appeal to tenants seeking family-friendly accommodations in a suburban setting.
Fair value modelled at €347,519 from the area baseline, adjusted for condition and location. Asking €420,000 sits €72,481 (17.3%) above — overpriced versus fair value.
Asking €420,000 versus the rua Marquês Pombal no Cacém area baseline of €439,856 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 75 · Materials 76 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Marquês Pombal no Cacém
Area baseline €439,856 + condition -€1,850 + location +€31,761 = modelled fair value of €347,519 (€2,348/m²), a €72,481 (17.3%) gap versus the €420,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Marquês Pombal no Cacém | Subject | €420,000 | €2,838 | — | 75 | 75 |
| avenida João de Deus | Active | €295,000 | €3,105 | 9.4% | 70 | 69 |
| União das Freguesias do Cacém e São Marcos · 9375fa | Active | €340,000 | €3,400 | 19.8% | 72 | 66 |
| avenida do Brasil | Active | €320,000 | €2,560 | 9.8% | 75 | 71 |
| avenida Maria Lamas, 6 | Active | €365,000 | €2,944 | 3.7% | 75 | 71 |
| Median comp | €330,000 | €3,025 | 6.6% | 74 | 70 |
Long-term rental The property is currently overpriced with a listing price of €420,000 compared to a fair value of €347,519, indicating a 17.3% gap. With a gross yield of 3.1%, this investment does not provide sufficient returns for long-term rental viability. Family rental Given its suburban setting and proximity to Lisbon's economic zones, the property appeals to families, though its high listing price compromises affordability. Educational infrastructure is supportive of local families, but the lack of international schools may limit its marketability. Buy-and-hold Despite the neighborhood's decent amenities and low crime rates, the property's current pricing makes it an unattractive buy-and-hold strategy. The fair value assessment indicates that holding this asset may not yield favorable financial outcomes in the long term.
Economic Dependence Risk The property may be susceptible to downturns in the local economy due to a moderate economic stability score of 75/100, which could impact tenant retention and rental income.
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