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 80 m², energy rating D. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment includes a spacious pantry in the kitchen and a private balcony off one bedroom, offering additional storage and outdoor relaxation space.
The valuation. The asking price of €265,000 exceeds the fair value of €179,350 by €85,650 (32.3%), indicating that the property is overpriced. This discrepancy suggests a limited investment appeal unless significant improvements justify the premium.
Fair value modelled at €179,350 from the area baseline, adjusted for condition and location. Asking €265,000 sits €85,650 (32.3%) above — overpriced versus fair value.
Asking €265,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €237,760 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 70 · Materials 68 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 72). Strong amenities and housing-market momentum support a premium to baseline.
União das Freguesias do Cacém e São Marcos, Sintra, Lisbon
Area baseline €237,760 + condition -€8,125 + location +€15,795 = modelled fair value of €179,350 (€2,242/m²), a €85,650 (32.3%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 7354a3 | Subject | €265,000 | €3,313 | — | 70 | 73 |
| União das Freguesias do Cacém e São Marcos · cfdf0b | Active | €288,000 | €3,130 | 5.5% | 73 | 73 |
| rua Melquíades Marques | Active | €299,000 | €2,931 | 11.5% | 68 | 72 |
| rua Francisco Salgado Zenha, 9 | Active | €300,000 | €2,500 | 24.5% | 70 | 69 |
| avenida Maria Lamas | Active | €289,000 | €2,580 | 22.1% | 65 | 75 |
| Median comp | €294,000 | €2,756 | 16.8% | 69 | 73 |
Long-term rental The property, priced at €265,000, exceeds its fair value of €179,350 by 32.3%, indicating it is overpriced for the long-term rental market. With a gross yield of 4%, investors may find attaining a desirable return challenging given the elevated purchase price. Buy-and-hold This apartment's valuation at €265,000 is significantly above the fair market estimation of €179,350, marking it as overpriced for a buy-and-hold strategy. While the area offers some appreciation potential, the unattractive 4% yield raises concerns about the long-term profitability of such a high-entry cost. Family rental At a listing price of €265,000, the property is overpriced compared to its fair value of €179,350, which might deter potential family renters seeking affordable housing options. The average condition score of 69/100 and a neighbourhood rating of 73/100 may not align with the expectations of families looking for value in their rental choices.
Tenant turnover risk With a tenant stability score of 72/100, there is a notable risk of increased turnover, potentially leading to higher vacancy rates and associated costs.
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