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 82 m² on the 1st floor, built in 1994, energy rating E. Located on avenida Cidade de Lisboa, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Notable Features: This apartment includes a pantry, offering additional storage space, and its location on Avenida Cidade de Lisboa provides excellent proximity to public transport and essential services.
The valuation. The asking price of €248,000 is significantly above the fair value of €167,117, indicating an overpriced situation by €80,883 (32.6%). This discrepancy suggests that buyers should exercise caution before proceeding.
Fair value modelled at €167,117 from the area baseline, adjusted for condition and location. Asking €248,000 sits €80,883 (32.6%) above — overpriced versus fair value.
Asking €248,000 versus the avenida Cidade de Lisboa area baseline of €258,546 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 (Condition 55 · Materials 60 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 68/100 (Housing Market 72 · Amenities 65 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
avenida Cidade de Lisboa
Area baseline €258,546 + condition -€21,525 + location +€12,670 = modelled fair value of €167,117 (€2,038/m²), a €80,883 (32.6%) gap versus the €248,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Cidade de Lisboa | Subject | €248,000 | €3,024 | — | 55 | 68 |
| Massamá e Monte Abraão · 25f830 | Active | €259,500 | €3,414 | 12.9% | 60 | 76 |
| rua Cardeal Patriarca Dom António Ribeiro, 15 | Active | €255,000 | €3,400 | 12.4% | 60 | 74 |
| rua Melquíades Marques S / N | Active | €300,000 | €3,333 | 10.2% | 55 | 74 |
| Rio de Mouro · 001af3 | Active | €265,000 | €3,397 | 12.3% | — | 74 |
| Median comp | €262,250 | €3,399 | 12.4% | 60 | 74 |
Long-term rental The property is overpriced at €248,000, significantly exceeding its fair value of €167,117 by 32.6%. With a gross yield of 5%, the investment may struggle to achieve satisfactory returns given the inflated initial cost and moderate neighborhood ratings. Buy-and-hold The current listing price places the property in a challenging position for a buy-and-hold strategy, as it is marked at 32.6% above its fair value. Over the long term, the potential for appreciation may not compensate for the initial high cost in a suburban setting lacking high desirability factors. Family rental While the apartment could serve as a family rental, its current pricing at €248,000 places it beyond a reasonable threshold given the area's fair value of €167,117. The gross yield of 5% indicates limited profitability as the investment cost does not align with prevailing market conditions. Short-term vacation rental This property is not ideal for a short-term vacation rental strategy, as the high purchase price limits potential profitability in a market that isn't primarily driven by tourism. Coupled with the property being overpriced, achieving the necessary occupancy rates would likely be challenging. Luxury market Despite the attractive amenities and suburban Lisbon location, the property is overpriced, placing it outside the competitive landscape for the luxury market. This high price tag compromises its desirability among potential buyers or renters attracted to premium offerings.
Tenant turnover risk With a tenant stability score of 65/100, there is a notable risk of higher tenant turnover, which can lead to increased vacancy rates and loss of rental income.
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