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 70 m², built in 1976, energy rating E. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This apartment features a modern open space design that enhances natural light flow, while its proximity to the CP station makes commuting to Lisbon exceptionally convenient.
The valuation. The asking price of €279,700 is significantly above the fair value of €165,027, marking a discrepancy of €114,673 (41.0%). This property is clearly overpriced and does not present a justified investment opportunity.
Fair value modelled at €165,027 from the area baseline, adjusted for condition and location. Asking €279,700 sits €114,673 (41.0%) above — overpriced versus fair value.
Asking €279,700 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €220,710 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
União das Freguesias do Cacém e São Marcos, Sintra, Lisbon
Area baseline €220,710 + condition +€3,391 + location +€11,417 = modelled fair value of €165,027 (€2,358/m²), a €114,673 (41.0%) gap versus the €279,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 96c5ee | Subject | €279,700 | €3,996 | — | 75 | 69 |
| União das Freguesias do Cacém e São Marcos · 261f65 | Active | €249,700 | €3,619 | 9.4% | 78 | 72 |
| União das Freguesias do Cacém e São Marcos · ba3b47 | Active | €279,700 | €3,680 | 7.9% | 78 | 72 |
| rua de São Tomé e Príncipe | Active | €279,700 | €4,440 | 11.1% | 80 | 73 |
| rua de Tomé e Principe | Active | €279,700 | €3,729 | 6.7% | 80 | 66 |
| Median comp | €279,700 | €3,705 | 7.3% | 79 | 72 |
Long-term rental Given the current listing price of €279,700 significantly exceeds the fair value of €165,027, this apartment is a poor choice for long-term rental investments. The gross yield of 5.1% does not compensate for the substantial pricing gap, making it less attractive in an already challenging suburban rental market. Family rental This property, priced at €279,700, is overpriced relative to the fair value of €165,027, limiting its appeal for family rentals. The neighborhood's average score of 69/100 indicates that, while adequate, it does not offer sufficient incentives to justify the current asking price. Buy-and-hold With a fair value benchmark of €165,027, the €279,700 asking price suggests significant overvaluation, which can hinder long-term appreciation in a buy-and-hold strategy. Moreover, the property's condition score of 78/100 does not sufficiently enhance its investment case given the pricing discrepancy against market fundamentals.
Moderate Economic Vulnerability The economic stability score of 65/100 suggests potential susceptibility to economic downturns that could affect rental income stability.
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