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, 2-bathroom apartment of 85 m². Located on avenida Cidade de Lisboa, 44, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment includes a cozy living room with a fireplace, adding character to the space, and has a convenient storage room in the basement for extra storage needs.
The valuation. The asking price of €290,000 is significantly above the fair value of €183,915, indicating an overpriced property by €106,085 (36.6%). This significant markup raises concerns for potential investors regarding the property’s long-term appreciation.
Fair value modelled at €183,915 from the area baseline, adjusted for condition and location. Asking €290,000 sits €106,085 (36.6%) above — overpriced versus fair value.
Asking €290,000 versus the avenida Cidade de Lisboa, 44 area baseline of €182,410 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 (Condition 63 · Materials 59 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Cidade de Lisboa, 44
Area baseline €182,410 + condition -€18,195 + location +€19,700 = modelled fair value of €183,915 (€2,164/m²), a €106,085 (36.6%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Cidade de Lisboa, 44 | Subject | €290,000 | €3,412 | — | 63 | 77 |
| Massamá e Monte Abraão · 6f4125 | Active | €520,000 | €2,971 | 12.9% | 70 | 77 |
| União das Freguesias do Cacém e São Marcos · 262139 | Active | €360,000 | €3,000 | 12.1% | 65 | 76 |
| praceta Capitão Américo dos Santos | Active | €274,900 | €2,805 | 17.8% | 60 | 74 |
| Massamá e Monte Abraão · 001954 | Active | €390,000 | €2,635 | 22.8% | 60 | 74 |
| Median comp | €375,000 | €2,888 | 15.4% | 63 | 75 |
Long-term rental The 3-bed apartment in União das Freguesias do Cacém e São Marcos is overpriced, with a 36.6% gap to its fair value of €183,915. Despite the high demand for rental properties in suburban areas near Lisbon, the yield of 5.3% gross does not justify the pricing, making it less appealing for long-term investment. Buy-and-hold While the property offers a decent yield of 5.3% gross, it is overpriced compared to its fair value of €183,915, creating a significant 36.6% gap. Investors may find it challenging to achieve substantial capital appreciation given the current valuation and the property’s condition score of 61/100. Family rental The market for family rentals in suburban settings is generally stable; however, this 3-bed apartment is overpriced by 36.6% above its fair value. Families may prefer more competitively priced options, especially with the apartment's condition rated at 61/100, which may deter potential tenants. Not ideal for short-term rental, student housing, luxury market.
Tenant turnover risk With a tenant stability score of 75/100, there is a heightened risk of tenant turnover that may lead to increased vacancy rates and associated costs.
