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.
0-bedroom, 0-bathroom apartment of 71 m², energy rating E. Located on rua de Sã o Tomé, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Feature: This renovated apartment boasts an efficient open space layout that maximizes natural light and enhances the cozy atmosphere, ideal for socializing or relaxing with family and friends.
The valuation. The asking price of €279,700 sits significantly above the fair value of €175,259, representing an overpricing of €104,441 (37.3%). This valuation suggests a potential risk for investors looking for a sound purchase.
Fair value modelled at €175,259 from the area baseline, adjusted for condition and location. Asking €279,700 sits €104,441 (37.3%) above — overpriced versus fair value.
Asking €279,700 versus the rua de Sã o Tomé area baseline of €152,366 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 88 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua de Sã o Tomé
Area baseline €152,366 + condition +€8,875 + location +€14,018 = modelled fair value of €175,259 (€2,468/m²), a €104,441 (37.3%) gap versus the €279,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Sã o Tomé | Subject | €279,700 | €3,939 | — | 82 | 73 |
| Massamá e Monte Abraão · 956e5a | Active | €395,000 | €4,817 | 22.3% | 80 | 71 |
| Rio de Mouro · f3613c | Active | €299,500 | €3,524 | 10.6% | 70 | 70 |
| rua Carlos Charbel | Active | €152,500 | €5,865 | 48.9% | 75 | 72 |
| Agualva e Mira-Sintra · 0dcd73 | Active | €255,000 | €4,250 | 7.9% | 75 | 74 |
| Median comp | €277,250 | €4,534 | 15.1% | 75 | 72 |
Long-term rental The property in União das Freguesias do Cacém e São Marcos is overpriced, with a listing price of €279,700 compared to a fair value of €175,259, indicating a 37.3% gap. While the yield of 3.3% gross is acceptable, the elevated price diminishes the overall investment attractiveness for long-term rental strategies. Family rental Given its proximity to Lisbon and suburban benefits, the property could appeal to families, yet the current listing of €279,700 significantly exceeds its fair value of €175,259. The combination of its condition rating of 85/100 and neighbourhood rating of 73/100 further suggests that while it has potential, it remains overpriced in the current market. Buy-and-hold Investing in this 0-bed apartment as a buy-and-hold strategy is less favorable due to its overpriced status, with a fair value of only €175,259 versus the listing price of €279,700. Although the property benefits from decent condition and neighbourhood ratings, the substantial gap to fair value limits long-term appreciation prospects. Not ideal for: The property is not suitable for a short-term rental model due to its suboptimal pricing and lower yield potential. Additionally, luxury market dynamics and student housing opportunities are not aligned with the area's economic indicators and tenant quality expectations.
Potential Tenant Turnover Tenant stability is at 70/100, indicating a significant risk of tenant turnover that could affect rental income stability.
