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, 1-bathroom apartment of 69 m², energy rating E. Located on rua de São Tomé e Príncipe, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment boasts modern finishes and abundant natural light, complemented by double-glazed PVC windows providing excellent thermal insulation and a stylish open-plan layout for enhanced living space.
The valuation. The asking price of €279,700 is significantly above fair value, which sits at €166,926, indicating an overpricing of €112,774 (40.3%). Therefore, this property does not represent a sound investment opportunity.
Fair value modelled at €166,926 from the area baseline, adjusted for condition and location. Asking €279,700 sits €112,774 (40.3%) above — overpriced versus fair value.
Asking €279,700 versus the rua de São Tomé e Príncipe area baseline of €148,074 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 83 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx. Full condition report →
Neighbourhood score 72/100 (Housing Market 80 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline. Full location report →
rua de São Tomé e Príncipe
Area baseline €148,074 + condition +€5,822 + location +€13,031 = modelled fair value of €166,926 (€2,419/m²), a €112,774 (40.3%) gap versus the €279,700 asking price.
Long-term rental The current listing price of €279,700 is significantly above the fair value of €166,926, indicating that the property is overpriced by 40.3%. Additionally, a gross yield of 5.1% may not justify this elevated price point, potentially leading to lower long-term rental demand. Family rental With a neighborhood rating of 72/100, the property appeals to family tenants, yet the listing price reflects a significant premium at €279,700 versus its fair value of €166,926. This pricing may deter families seeking affordable options in a suburban area, impacting occupancy rates. Buy-and-hold Investing in this apartment at its current price of €279,700 could pose financial risk, as it is overvalued relative to a fair value of €166,926, presenting a 40.3% gap. Additionally, while the property condition is rated at 80/100, the inflated price could diminish long-term capital appreciation potential in a suburban setting. Not ideal for short-term vacation rental Given the overpriced nature at €279,700, this property likely won't attract short-term vacation rental guests who seek better value options. Its suburban characteristics may also lessen appeal in a market often driven by more vibrant urban locations. Not ideal for luxury market The current valuation of €279,700 may misalign with luxury market expectations, especially when fair value is pegged at €166,926. As a result, this property could struggle to attract high-end buyers in a competitive market focused on premium offerings.
Economic volatility risk High economic stability score of 70 indicates potential fluctuations in local market conditions that could adversely affect rental income stability.
