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 86 m², built in 1998, energy rating C. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy features: This apartment includes a fireplace with heat recovery, enhancing energy efficiency and comfort while also providing an attractive focal point in the living area.
The valuation. The asking price of €318,800 sits significantly above fair value at €189,977, indicating a discrepancy of €128,823 (40.4%). This property is considered overpriced in the current market.
Fair value modelled at €189,977 from the area baseline, adjusted for condition and location. Asking €318,800 sits €128,823 (40.4%) above — overpriced versus fair value.
Asking €318,800 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €271,158 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 63 · Materials 67 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · 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 €271,158 + condition -€13,034 + location +€18,456 = modelled fair value of €189,977 (€2,209/m²), a €128,823 (40.4%) gap versus the €318,800 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · dc1548 | Subject | €318,800 | €3,707 | — | 63 | 75 |
| União das Freguesias do Cacém e São Marcos · 389f33 | Active | €280,000 | €4,242 | 14.4% | — | 69 |
| avenida da Liberdade, 52 | Active | €290,000 | €3,867 | 4.3% | 75 | 78 |
| praceta José Gregório de Almeida | Active | €315,000 | €3,462 | 6.6% | 68 | 77 |
| avenida do Brasil | Active | €255,000 | €3,923 | 5.8% | 67 | 72 |
| Median comp | €285,000 | €3,895 | 5.1% | 68 | 75 |
Long-term rental The property’s gross yield of 3.7% suggests that even though it generates some rental income, it is overpriced compared to the fair value of €189,977. The disparity of 40.4% highlights the risk of achieving satisfactory returns in the long-term rental market. Family rental While the neighborhood score of 75/100 indicates a decent environment for families, the property remains overpriced at €318,800 versus the fair value. This significant gap raises concerns about the potential for long-term family rental success given the current market conditions. Buy-and-hold The current asking price positions the property as a poor buy-and-hold investment, as it is marked at €318,800, significantly above the fair value of €189,977. This mispricing suggests that long-term appreciation may not ultimately justify the high initial investment amidst a 40.4% gap from fair value.
Potential Tenant Turnover Risk The tenant stability score of 70/100 indicates a moderate risk of turnover, suggesting that 30% of tenants may be at risk of leaving, which could impact rental income and vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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