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 75 m², built in 2001, energy rating C. Located on rua Cidade Rio de Janeiro, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy features: The apartment includes a private 3 m² storage room, enhancing its functionality, and is strategically located in a square with readily available parking spots and easy access to public transport.
The valuation. The asking price of €295,000 is significantly above the fair value of €179,622, representing an excess of €115,378 (39.1%). This property is overpriced given its current market conditions and comparable sales.
Fair value modelled at €179,622 from the area baseline, adjusted for condition and location. Asking €295,000 sits €115,378 (39.1%) above — overpriced versus fair value.
Asking €295,000 versus the rua Cidade Rio de Janeiro area baseline of €222,900 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade Rio de Janeiro
Area baseline €222,900 + condition +€1,289 + location +€17,383 = modelled fair value of €179,622 (€2,395/m²), a €115,378 (39.1%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade Rio de Janeiro | Subject | €295,000 | €3,933 | — | 72 | 77 |
| rua da Ribeira | Active | €299,000 | €4,041 | 2.7% | 74 | 76 |
| rua do Olival | Active | €335,000 | €4,241 | 7.8% | 75 | 75 |
| rua Ruy Gameiro | Active | €339,900 | €4,656 | 18.4% | 78 | 76 |
| praceta João de Deus | Active | €350,000 | €3,465 | 11.9% | 73 | 76 |
| Median comp | €337,450 | €4,141 | 5.3% | 75 | 76 |
Long-term rental The property in União das Freguesias do Cacém e São Marcos is priced at €295,000, which is 39.1% above its fair value of €179,622, indicating it is overpriced. With a gross yield of 4% and a decent neighborhood score of 77/100, potential returns may not justify the elevated entry price. Family rental Although suitable for family rental with a neighborhood score of 77/100 and good access to central Lisbon, the high asking price of €295,000, which exceeds the fair value by 39.1%, reflects an overpriced investment. Families often seek affordability, which could diminish the property's attractiveness at this price point. Buy-and-hold Investing in this 2-bed apartment for a buy-and-hold strategy is not advisable due to its substantial overpricing at €295,000, a 39.1% premium over the fair value. The rental market may provide stability, but the initial capital allocation does not represent a sound investment given the apparent overvaluation. Not ideal for short-term rental With the property’s significant overpricing and the short-term rental market typically demanding lower acquisition costs, this investment is not aligned with that strategy. The 39.1% gap from fair value suggests a lack of competitive positioning for short-term leasing. Not ideal for student housing This property’s price point of €295,000 places it in an overpriced category, discouraging viability for student housing. The rental yield of 4% may not attract students seeking economical living options, particularly in a competitive rental landscape.
Tenant turnover risk The tenant stability score of 70/100 suggests potential challenges in maintaining consistent occupancy, which could lead to increased costs associated with vacancy loss and tenant turnover.
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