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 87 m², built in 2002, energy rating C. Located on rua Cidade de São Paulo, 5A, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. One of its greatest highlights is its completely unobstructed and permanent view, providing a sense of tranquility and direct sightline to the Oeiras Green Valley.
The valuation. The asking price of €315,000 is significantly above the fair value of €196,739, indicating an overvalued property by €118,261 (37.5%). This discrepancy suggests that the investment is not price-justified in the current market.
Fair value modelled at €196,739 from the area baseline, adjusted for condition and location. Asking €315,000 sits €118,261 (37.5%) above — overpriced versus fair value.
Asking €315,000 versus the rua Cidade de São Paulo, 5A area baseline of €186,702 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 75 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 75 · Amenities 77 · Economic 78 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade de São Paulo, 5A
Area baseline €186,702 + condition -€9,380 + location +€19,417 = modelled fair value of €196,739 (€2,261/m²), a €118,261 (37.5%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de São Paulo, 5A | Subject | €315,000 | €3,621 | — | 70 | 76 |
| praceta José Gregório de Almeida | Active | €315,000 | €3,462 | 4.4% | 68 | 77 |
| rua do Olival | Active | €335,000 | €4,241 | 17.1% | 75 | 75 |
| União das Freguesias do Cacém e São Marcos · 956e6b | Active | €269,000 | €3,843 | 6.1% | 68 | 73 |
| União das Freguesias do Cacém e São Marcos · 389f33 | Active | €280,000 | €4,242 | 17.2% | — | 69 |
| Median comp | €297,500 | €4,042 | 11.6% | 68 | 74 |
Long-term rental Given the current listing price of €315,000, this property is overpriced relative to its fair value of €196,739, indicating a gap of 37.5%. With a gross yield of 3.7%, the return on investment is modest and may not justify the elevated purchase price. Buy-and-hold The listing price for this apartment reflects a 37.5% premium over the assessed fair value of €196,739, making it a less favorable buy-and-hold investment. Holding this property at a high valuation could limit long-term capital appreciation potential. Family rental At a listing price of €315,000, the apartment is overpriced compared to its fair value, with a 37.5% gap making it less attractive for family rental purposes. The current gross yield of 3.7% suggests that rental income may not be sufficient to cover the high initial investment. Not ideal for: Short-term vacation rental, Student housing, Luxury market This property’s high price and yield limitations make it unsuitable for short-term vacation rentals, student housing, and the luxury market as it fails to meet the performance metrics typically expected in these segments.
Economic Downturn Risk If economic conditions worsen, a score of 78/100 indicates potential for declining tenant demand, leading to vacancies in a property that may struggle despite a relatively stable tenant score of 75/100.
