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 65 m², energy rating D. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment includes a 10m² storage room, enhancing storage solutions in a compact living space while also benefiting from central heating throughout.
The valuation. The asking price of €279,900 is significantly higher than the fair value of €147,696, making it 47.2% overpriced. Such a substantial discrepancy should raise red flags for potential buyers. Buy-to-flip angle. The resale strategy may be challenging, given the current market valuation, requiring considerable investment in renovations to justify a higher resale price. A discerning buyer could reconsider their exit strategy based on market conditions. Buy-to-let angle. With an estimated rental income of €980 per month, the gross yield stands at 4.2%, which is moderate for this area. However, the extensive gap between asking price and fair value could limit long-term profitability.
Fair value modelled at €147,696 from the area baseline, adjusted for condition and location. Asking €279,900 sits €132,204 (47.2%) above — overpriced versus fair value.
Asking €279,900 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €193,180 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 70 · Materials 60 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 82/100 (Housing Market 85 · Amenities 84 · Economic 87 · Tenant Quality 78). Strong amenities and housing-market momentum support a premium to baseline.
União das Freguesias do Cacém e São Marcos, Sintra, Lisbon
Area baseline €193,180 + condition -€9,648 + location +€17,855 = modelled fair value of €147,696 (€2,272/m²), a €132,204 (47.2%) gap versus the €279,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · de0be4 | Subject | €279,900 | €4,306 | — | 70 | 82 |
| praceta Descobertas | Active | €275,000 | €3,667 | 14.9% | 70 | 78 |
| Agualva e Mira-Sintra · ba571a | Active | €285,000 | €3,434 | 20.3% | 70 | 76 |
| praceta dos Malmequeres, 4 | Active | €258,000 | €3,634 | 15.6% | 65 | 69 |
| Massamá e Monte Abraão · cfe1d5 | Active | €265,900 | €3,745 | 13.0% | — | 77 |
| Median comp | €270,450 | €3,651 | 15.2% | 70 | 77 |
Long-term rental This 2-bed apartment, priced at €279,900, is significantly overpriced compared to its fair value of €147,696, presenting a 47.2% gap that could deter prospective tenants. While the 4.2% gross yield seems appealing in a neighbourhood with a score of 82/100, the excessive listing price undermines its long-term rental potential. Buy-and-hold The investment case for a buy-and-hold strategy is weakened by the apartment’s inflated listing price, far exceeding its fair market value. Although the area boasts good tenant quality and amenities, the substantial overpricing could limit future appreciation and returns. Family rental Given the €279,900 price tag, this property is overpriced and may not attract families looking for affordable, quality housing. While the neighbourhood's score of 82/100 might suggest a desirable location, the gap from fair value indicates that securing tenants at this price could be challenging. Short-term vacation rental The apartment's current listing of €279,900 is clearly overpriced, making it unsuitable for a short-term vacation rental strategy. The high entry cost relative to its fair value and lower potential rental yield further diminishes its viability in this segment. Student housing With an asking price of €279,900 that is significantly above its fair market value, this property does not align well with the dynamics of the student housing market. The overpricing could deter student renters who typically seek more affordable accommodations.
Economic Downturn Risk The property's economic stability score of 87 indicates a strong economy, but a tenant stability score of 78 suggests potential challenges in tenant retention, leading to possible vacancies and loss of income.
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