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 80 m², built in 1998, energy rating D. Located on rua Cidade de São Salvador, 12, 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 convenient storage room, enhancing both comfort and utility for its residents.
The valuation. The asking price of €315,000 is significantly above the fair value of €175,913, representing an overpriced situation by €139,087 (44.2%). This discrepancy raises concerns for potential investors about the return on investment.
Fair value modelled at €175,913 from the area baseline, adjusted for condition and location. Asking €315,000 sits €139,087 (44.2%) above — overpriced versus fair value.
Asking €315,000 versus the rua Cidade de São Salvador, 12 area baseline of €252,240 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 70 · Materials 65 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade de São Salvador, 12
Area baseline €252,240 + condition -€10,875 + location +€15,108 = modelled fair value of €175,913 (€2,199/m²), a €139,087 (44.2%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de São Salvador, 12 | Subject | €315,000 | €3,938 | — | 70 | 72 |
| avenida do Brasil | Active | €279,000 | €3,488 | 11.4% | 68 | 76 |
| Agualva e Mira-Sintra · 38b43b | Active | €274,000 | €3,605 | 8.4% | — | 74 |
| rua Carlos Charbel | Active | €350,000 | €3,535 | 10.2% | 70 | 77 |
| Agualva e Mira-Sintra · d7a42c | Active | €355,000 | €3,515 | 10.7% | 60 | 78 |
| Median comp | €314,500 | €3,525 | 10.5% | 68 | 77 |
Family rental This property is not well-suited for family rental given that it is overpriced by 44.2% compared to its fair value, reducing its attractiveness to potential tenants. With a gross yield of only 3.8%, it may underperform compared to other options available in the market. Long-term rental The apartment's fair value of €175,913 indicates that at €315,000, it is significantly overpriced, which could strain long-term rental feasibility. The modest yield of 3.8% suggests that this investment may not provide the desired return over time, given the capital outlay. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable, as the price exceeds fair value by an alarming 44.2%. The resulting gross yield of 3.8% underlines that this asset may not generate sufficient returns to justify the high initial investment over the long term.
Tenant turnover risk High tenant turnover is a concern due to a tenant stability score of 65/100, potentially leading to increased vacancy rates and costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
