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 98 m², energy rating D. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This apartment includes a top-floor storage unit, enhancing organization options in a comfortable living space, while its first-floor location ensures easy accessibility without the burden of an elevator.
The valuation. The asking price of €280,000 is significantly above the fair value of €198,799, reflecting an overvaluation of €81,201 (29.0%). This indicates that prospective buyers may be paying a premium for this property. Buy-to-flip angle. The strategy for resale would focus on minor renovations to improve aesthetics, aiming to attract buyers willing to pay a higher price point post-improvement. The objective would be to capitalize on the fast-moving real estate market in the Greater Lisbon region. Buy-to-let angle. With an estimated monthly rental income of €957, the property offers a gross yield of 4.1%, making it a viable candidate for long-term family rentals. This yield, combined with the location’s desirability, could ensure steady cash flow.
Fair value modelled at €198,799 from the area baseline, adjusted for condition and location. Asking €280,000 sits €81,201 (29.0%) above — overpriced versus fair value.
Asking €280,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €308,994 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 (Condition 55 · Materials 60 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 78 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
União das Freguesias do Cacém e São Marcos, Sintra, Lisbon
Area baseline €308,994 + condition -€33,381 + location +€21,872 = modelled fair value of €198,799 (€2,029/m²), a €81,201 (29.0%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 28ba0a | Subject | €280,000 | €2,857 | — | 55 | 76 |
| União das Freguesias do Cacém e São Marcos · 4bc357 | Active | €260,000 | €2,600 | 9.0% | — | 68 |
| rua Cardeal Patriarca Dom António Ribeiro, 15 | Active | €255,000 | €3,400 | 19.0% | 60 | 74 |
| União das Freguesias do Cacém e São Marcos · 023915 | Active | €249,000 | €3,113 | 8.9% | 45 | 73 |
| avenida de Santa Maria, 26 | Active | €299,500 | €2,995 | 4.8% | 45 | 78 |
| Median comp | €257,500 | €3,054 | 6.9% | 45 | 74 |
Long-term rental This property, listed at €280,000, is overpriced by 29.0% compared to its fair value of €198,799, making it a less attractive long-term rental investment. With a gross yield of only 4.1% and an average condition score of 53/100, the return potential is diminished in a competitive rental market. Family rental Given its current listing price of €280,000, which is significantly above the fair value of €198,799, this apartment may not be the best choice for family rentals. Although the neighbourhood rate is decent at 76/100, the poor condition score of 53/100 could deter families seeking quality housing. Buy-and-hold At €280,000, the property is overpriced against the fair value of €198,799, suggesting that potential appreciation may not meet expectations for a buy-and-hold strategy. The combination of a gross yield of 4.1% and subpar condition indicates that long-term capital gains may be limited in this investment.
Economic Dependence Risk The Economic stability score of 75 indicates moderate resilience, but with a Tenant stability score of only 70, there is a risk that fluctuations in the local economy could lead to higher vacancy rates or instability in rental income.
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