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 87 m² on the 2nd floor, built in 1994, energy rating D. Located on avenida Cidade de Lisboa, 2, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment includes a closed balcony with a fireplace, ideal for cozy gatherings, and a 2nd floor location providing easy access via two elevators.
The valuation. The asking price of €255,000 is significantly above fair value at €182,943, making it overpriced by €72,057 or 28.3%. This discrepancy suggests that potential investors should approach with caution.
Fair value modelled at €182,943 from the area baseline, adjusted for condition and location. Asking €255,000 sits €72,057 (28.3%) above — overpriced versus fair value.
Asking €255,000 versus the avenida Cidade de Lisboa, 2 area baseline of €274,311 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 (Condition 55 · Materials 60 · Room dimensions 63). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Cidade de Lisboa, 2
Area baseline €274,311 + condition -€22,430 + location +€18,670 = modelled fair value of €182,943 (€2,103/m²), a €72,057 (28.3%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Cidade de Lisboa, 2 | Subject | €255,000 | €2,931 | — | 55 | 75 |
| rua Melquíades Marques | Active | €299,000 | €2,931 | 0% | 68 | 72 |
| Massamá e Monte Abraão · 25f830 | Active | €259,500 | €3,414 | 16.5% | 60 | 76 |
| rua Hermenegildo Capelo, 6 | Active | €260,000 | €3,250 | 10.9% | 58 | 78 |
| rua Cardeal Patriarca Dom António Ribeiro, 15 | Active | €255,000 | €3,400 | 16.0% | 60 | 74 |
| Median comp | €259,750 | €3,325 | 13.4% | 60 | 75 |
Long-term rental The current asking price of €255,000 presents a substantial gap of 28.3% above its fair value of €182,943, indicating that the property is overpriced. While the gross yield of 4.9% is attractive, the high purchase price reduces the potential for long-term rental profitability. Family rental Although the property is located in União das Freguesias do Cacém e São Marcos, offering decent neighborhood amenities with a rating of 75/100, the €255,000 listing price exceeds its fair value significantly. This overpriced tag may deter potential family renters seeking affordable yet suitable housing options. Buy-and-hold The property’s gross yield of 4.9% suggests some long-term investment merits; however, the 28.3% disparity from its fair value signals that the asking price is inflated. Investors should consider the potential challenges of holding an overpriced asset in a competitive rental market when evaluating the buy-and-hold strategy.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, potentially leading to increased costs and vacancy periods.
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