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 75 m², energy rating D. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This apartment provides a rare private backyard, perfect for outdoor leisure, and enjoys excellent access to public transport and local amenities, enhancing its appeal in Cacém.
The valuation. The asking price of €259,000 is significantly above fair value of €147,930, representing a markup of €111,070 (42.9%). This indicates that the property is overpriced based on current market evaluations.
Fair value modelled at €147,930 from the area baseline, adjusted for condition and location. Asking €259,000 sits €111,070 (42.9%) above — overpriced versus fair value.
Asking €259,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €236,475 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 60 · Materials 55 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 66/100 (Housing Market 70 · Amenities 60 · Economic 70 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
União das Freguesias do Cacém e São Marcos, Sintra, Lisbon
Area baseline €236,475 + condition -€23,320 + location +€10,301 = modelled fair value of €147,930 (€1,972/m²), a €111,070 (42.9%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 483b57 | Subject | €259,000 | €3,453 | — | 60 | 66 |
| Rio de Mouro · 00174b | Active | €275,000 | €4,297 | 24.4% | 62 | 73 |
| rua Giestas | Active | €250,000 | €3,205 | 7.2% | 60 | 75 |
| Rio de Mouro · ba5bac | Active | €260,000 | €3,250 | 5.9% | — | 71 |
| rua Elias Garcia | Active | €273,000 | €3,545 | 2.7% | 60 | 69 |
| Median comp | €266,500 | €3,398 | 1.6% | 60 | 72 |
Long-term rental Given the current listing price of €259,000, the property is overpriced by approximately 42.9% compared to its fair value of €147,930, indicating poor investment fundamentals. The gross yield of 3.9% does not compensate for the elevated purchase price and the property's condition rating of only 55/100 further detracts from its long-term rental viability. Family rental With a listing price that exceeds its fair value by 42.9%, this 2-bed apartment in União das Freguesias do Cacém e São Marcos is positioned as an overpriced option for potential family renters. Additionally, the neighbourhood rating of 66/100 suggests that, while amenities are accessible, the property's price point is not justified by its overall attractiveness for families. Buy-and-hold Investing in this property as a buy-and-hold strategy appears unwise due to its significant overvaluation by 42.9% against its fair value. Furthermore, the gross yield of 3.9% is unlikely to provide satisfactory returns over time, especially considering the apartment’s mediocre condition score of 55/100 and the general economic outlook of the area.
Economic Vulnerability The investment risks from the property's economic stability score of 70/100, coupled with a tenant stability score of 60/100, suggest potential fluctuations in rental income and higher turnover rates.
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