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 74 m². Located on estrada de Paço de Arcos, 12, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This apartment features contemporary kitchen cabinetry and PVC windows throughout, enhancing thermal insulation and minimizing noise, ensuring both comfort and efficiency.
The valuation. The asking price of €285,000 is significantly above fair value, with a difference of €119,854 (42.1%). This property is overpriced based on current market trends and comparable sales.
Fair value modelled at €165,146 from the area baseline, adjusted for condition and location. Asking €285,000 sits €119,854 (42.1%) above — overpriced versus fair value.
Asking €285,000 versus the estrada de Paço de Arcos, 12 area baseline of €233,322 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 71 · Materials 66 · Room dimensions 67). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
estrada de Paço de Arcos, 12
Area baseline €233,322 + condition -€8,903 + location +€15,245 = modelled fair value of €165,146 (€2,232/m²), a €119,854 (42.1%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada de Paço de Arcos, 12 | Subject | €285,000 | €3,851 | — | 71 | 74 |
| Agualva e Mira-Sintra · ba571a | Active | €285,000 | €3,434 | 10.8% | 70 | 76 |
| praceta Descobertas | Active | €275,000 | €3,667 | 4.8% | 70 | 78 |
| União das Freguesias do Cacém e São Marcos · de0be4 | Active | €279,900 | €4,306 | 11.8% | 70 | 82 |
| praceta Padre Manuel da Nóbrega | Active | €249,900 | €3,845 | 0.2% | — | 70 |
| Median comp | €277,450 | €3,756 | 2.5% | 70 | 77 |
Long-term rental The property has a gross yield of 4.1%, which might suggest some potential for income generation, but this is overshadowed by its significant price gap of 42.1% compared to its fair value of €165,146. As a result, this investment appears overpriced and may struggle to deliver strong returns in the long run. Family rental While the apartment could attract families due to its proximity to good schools and urban benefits, the 42.1% gap from fair value indicates that it is likely overpriced for the family rental market. This higher price could limit demand and reduce the attractiveness of the investment as a family rental option. Buy-and-hold Investing in this property as a buy-and-hold strategy presents challenges due to its overpriced status, with a significant 42.1% discrepancy from the fair value. This could result in slower appreciation and diminished returns over time, making it a less favorable hold in the current market conditions.
Economic Vulnerability The combination of a 75 economic stability and a 70 tenant stability indicates potential risks, as lower stability scores may correlate with fluctuations in rental income or tenant turnover 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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