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 76 m², built in 1997. Located on avenida Cidade de Lisboa, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment includes a fully functional fireplace for winter warmth and has excellent public transport links with a bus stop at the doorstep and a nearby train station to Lisbon.
The valuation. The asking price of €260,000 is significantly above the fair value of €175,428, making the property overpriced by €84,572 (32.5%). This indicates a lack of buying opportunity in the current market conditions.
Fair value modelled at €175,428 from the area baseline, adjusted for condition and location. Asking €260,000 sits €84,572 (32.5%) above — overpriced versus fair value.
Asking €260,000 versus the avenida Cidade de Lisboa area baseline of €225,872 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 73). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Cidade de Lisboa
Area baseline €225,872 + condition -€3,325 + location +€15,657 = modelled fair value of €175,428 (€2,308/m²), a €84,572 (32.5%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Cidade de Lisboa | Subject | €260,000 | €3,421 | — | 70 | 74 |
| União das Freguesias do Cacém e São Marcos · ba3ac0 | Active | €290,000 | €3,333 | 2.6% | 74 | 71 |
| rua Doctor Joaquim Basto | Active | €285,000 | €3,132 | 8.5% | 76 | 75 |
| União das Freguesias do Cacém e São Marcos · cfdf0b | Active | €288,000 | €3,130 | 8.5% | 73 | 73 |
| praceta Mário Melo, 45 | Active | €320,000 | €3,048 | 10.9% | 72 | 78 |
| Median comp | €289,000 | €3,131 | 8.5% | 74 | 74 |
Long-term rental This property, listed at €260,000, is considered overpriced compared to its fair value of €175,428, presenting a 32.5% gap that may hinder potential returns. With a gross yield of only 4.4% and a good condition score of 72/100, it may be challenging to attract long-term tenants effectively in the current market climate. Family rental Although the family-friendly suburban setting of União das Freguesias do Cacém e São Marcos is appealing, the property's €260,000 listing price is significantly above the fair value of €175,428, making it less attractive to prospective tenants. The property's location near Lisbon does enhance its appeal, yet the 32.5% valuation gap could deter families looking for affordable housing options. Buy-and-hold The buy-and-hold strategy faces a challenge with this property being overpriced at €260,000 against its fair value of €175,428, creating a 32.5% gap that could affect long-term capital appreciation. While the suburban atmosphere offers growth potential, the current yield of 4.4% and higher acquisition cost may limit overall investment returns over time.
Economic-Tenant Balance Risk The property faces potential volatility due to both the economic stability and tenant stability scores being at 70/100, which indicates a moderate risk of fluctuations in income and occupancy rates.
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