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.
3-bedroom, 2-bathroom apartment of 98 m², built in 1984, energy rating D. Located on avenida Cidade de Lisboa, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment boasts a spectacular view of the surrounding area from the 6th floor, enhancing its appeal in an otherwise functional layout.
The valuation. The asking price of €291,000 is significantly above fair value, which is estimated at €210,134, creating a discrepancy of €80,866 (27.8%). This property is considered overpriced, indicating limited room for negotiation.
Fair value modelled at €210,134 from the area baseline, adjusted for condition and location. Asking €291,000 sits €80,866 (27.8%) above — overpriced versus fair value.
Asking €291,000 versus the avenida Cidade de Lisboa area baseline of €308,994 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 65 · Materials 60 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Cidade de Lisboa
Area baseline €308,994 + condition -€18,681 + location +€18,507 = modelled fair value of €210,134 (€2,144/m²), a €80,866 (27.8%) gap versus the €291,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Cidade de Lisboa | Subject | €291,000 | €2,969 | — | 65 | 72 |
| avenida Cidade de Lisboa, 44 | Active | €290,000 | €3,412 | 14.9% | 63 | 77 |
| Massamá e Monte Abraão · 6f4125 | Active | €520,000 | €2,971 | 0.1% | 70 | 77 |
| União das Freguesias do Cacém e São Marcos · 262139 | Active | €360,000 | €3,000 | 1.0% | 65 | 76 |
| praceta Capitão Américo dos Santos | Active | €274,900 | €2,805 | 5.5% | 60 | 74 |
| Median comp | €325,000 | €2,986 | 0.5% | 64 | 77 |
Family rental The 3-bed apartment in União das Freguesias do Cacém e São Marcos is currently overpriced by 27.8%, making it less appealing for family rental purposes given its fair value of €210,134. With a gross yield of only 4.4% and a condition rating of 63/100, it may not attract families seeking quality homes in a suburban area with good connectivity to Lisbon. Long-term rental At a listing price of €291,000, the apartment is overpriced compared to its fair value, reflecting a gap of 27.8%. The gross yield of 4.4% and the apartment's mediocre condition of 63/100 indicate that it may not generate the desired long-term return, which could deter potential long-term renters. Buy-and-hold Given the property's overpricing, it poses a risk for buy-and-hold investors who typically seek assets that can appreciate over time. The current yield of 4.4% along with a condition score of 63/100 suggests that holding this property could result in limited return on investment going forward.
Tenant turnover risk The combined tenant stability score of 75 indicates a moderate risk of turnover that may lead to potential vacancy losses affecting rental income.
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