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, built in 1968, 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: The apartment boasts PVC windows with double glazing, enhancing thermal and acoustic insulation, and a privately accessed common balcony ideal for outdoor relaxation.
The valuation. The asking price of €279,700 is significantly above the fair value of €167,953, making it overpriced by €111,747 (40.0%). Therefore, potential buyers should approach with caution regarding this property.
Fair value modelled at €167,953 from the area baseline, adjusted for condition and location. Asking €279,700 sits €111,747 (40.0%) 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 83/100 (Condition 85 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 60 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua de São Tomé e Príncipe
Area baseline €148,074 + condition +€8,625 + location +€11,254 = modelled fair value of €167,953 (€2,434/m²), a €111,747 (40.0%) gap versus the €279,700 asking price.
Long-term rental This property presents a gross yield of 3.8%, which does not compensate for the significant gap of 40.0% above the fair value. Given the suburban location, potential rental demand may struggle to justify the elevated price point. Buy-and-hold With a significant overpricing of 40% compared to the fair value, this investment strategy faces inherent risks as property appreciation may not be realized as expected. While the condition and neighborhood ratings appear satisfactory, they do not outweigh the unjustifiable premium on this asset. Family rental Although this property is situated in a suburban area that could appeal to families, the 3.8% gross yield does not defend the 40.0% price markup. The combination of an expensive listing and the need for sustainable rental demand suggests that this strategy may yield disappointing returns. Not ideal for Luxury market, Short-term vacation rental, Student housing.
Potential Tenant Turnover The tenant stability score of 65/100 indicates a risk of higher tenant turnover, which may lead to increased vacancy periods and associated costs.
