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.
1-bedroom, 1-bathroom apartment of 74 m², built in 1998, energy rating C. Located on avenida do Brasil, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment features a cozy fireplace in the living room and a versatile sunroom off the bedroom, enhancing the living experience with additional functional space.
The valuation. The asking price of €264,500 is significantly above the fair value of €162,198, resulting in an overvaluation of €102,302 (38.7%). This property is overpriced compared to market expectations.
Fair value modelled at €162,198 from the area baseline, adjusted for condition and location. Asking €264,500 sits €102,302 (38.7%) above — overpriced versus fair value.
Asking €264,500 versus the avenida do Brasil area baseline of €158,804 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 68 · Materials 62 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
avenida do Brasil
Area baseline €158,804 + condition -€11,216 + location +€14,610 = modelled fair value of €162,198 (€2,192/m²), a €102,302 (38.7%) gap versus the €264,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida do Brasil | Subject | €264,500 | €3,574 | — | 68 | 73 |
| avenida do Brasil | Active | €255,000 | €3,923 | 9.8% | 67 | 72 |
| praceta José Gregório de Almeida | Active | €315,000 | €3,462 | 3.2% | 68 | 77 |
| rua Cidade de São Paulo, 5A | Active | €315,000 | €3,621 | 1.3% | 70 | 76 |
| rua Vasco Santana | Active | €235,000 | €4,796 | 34.2% | 70 | 76 |
| Median comp | €285,000 | €3,772 | 5.5% | 69 | 76 |
Family rental The 1-bed apartment in União das Freguesias do Cacém e São Marcos is currently overpriced, with a gap to fair value at 38.7%. Given its average yield of 3.8% and decent neighbourhood score of 73/100, families may find it appealing, but the pricing limits its attractiveness in a competitive rental market. Long-term rental While the property offers a gross yield of 3.8% and a respectable condition score of 65/100, the significant disparity between the listing price and fair value signals that this investment is overpriced. Potential long-term tenants may appreciate the suburban location's proximity to Lisbon, yet the value proposition remains weak due to the inflated price. Buy-and-hold Investing in this property for a buy-and-hold strategy is compromised by its steep listing at €264,500, which is 38.7% above fair value. Although the location near Lisbon offers some advantages, the overall market conditions and the current valuation suggest that potential returns could underperform expectations over time.
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate risk of high tenant turnover, which could impact rental income and increase vacancy rates.
