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 118 m², built in 2000, energy rating D. Located on rua Cidade de São Paulo, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This apartment uniquely features a large living room fireplace and an adaptable bedroom space with removable drywall partition for creating two independent office zones.
The valuation. The asking price of €430,000 is significantly above fair value, which is determined to be €287,314. This results in an overpricing of €142,686, equating to 33.2% above the fair market value.
Fair value modelled at €287,314 from the area baseline, adjusted for condition and location. Asking €430,000 sits €142,686 (33.2%) above — overpriced versus fair value.
Asking €430,000 versus the rua Cidade de São Paulo area baseline of €372,054 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 75 · Economic 70 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade de São Paulo
Area baseline €372,054 + condition +€13,828 + location +€20,258 = modelled fair value of €287,314 (€2,435/m²), a €142,686 (33.2%) gap versus the €430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de São Paulo | Subject | €430,000 | €3,644 | — | 80 | 70 |
| rua de Goa | Active | €325,000 | €3,611 | 0.9% | 85 | 73 |
| rua Bartolomeu Dias | Active | €300,000 | €3,571 | 2.0% | 81 | 73 |
| rua do Alecrim | Active | €320,000 | €3,810 | 4.5% | 72 | 68 |
| Massamá e Monte Abraão · 001b6b | Active | €470,000 | €3,852 | 5.7% | 77 | 74 |
| Median comp | €322,500 | €3,711 | 1.8% | 79 | 73 |
Long-term rental The property is overpriced at €430,000 compared to its fair value of €287,314, indicating a 33.2% gap that suggests significant overvaluation. With a gross yield of only 2.8%, long-term rental returns may not justify the current price, making it less attractive for this strategy. Family rental At €430,000, this 3-bed apartment exceeds its fair value by 33.2%, which poses risks for families seeking affordability in a competitive market. The neighbourhood quality rating of 70/100 may attract renters, but it does not compensate for the high entry cost and low yield. Buy-and-hold Investing in this property for a buy-and-hold strategy is challenging due to its price being significantly above the fair value by 33.2%. The modest gross yield of 2.8% combined with the overpriced nature makes the potential long-term equity growth less appealing in the current market. Not ideal for: Student housing Given its high price of €430,000, the property fails to align with the more budget-conscious demands typical in the student housing market. The neighbourhood rating, while decent, does not support the inflated valuation against competitive student rental options. Not ideal for: Value-add renovation The current condition rating of 83/100 suggests limited opportunities for value-add renovations in regard to an overpriced property listing at €430,000. Such a high purchase price diminishes the potential return on investment typically sought in value-add strategies. Not ideal for: Short-term rental The property’s price of €430,000 indicates overvaluation, making short-term rental profitability unlikely given the reality of competing options that are more reasonably priced. With a gross yield of only 2.8%, the financial prospects for short-term rentals appear constrained and unattractive.
Economic Vulnerability The property faces a potential risk due to its marginal economic stability score of 70/100, which may indicate susceptibility to market fluctuations that could impact tenant retention represented by the lower tenant stability score of 60/100.
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