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 70 m² on the 4th floor, built in 1990, energy rating F. Located on rua Cidade de Setúbal, 7, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment includes a modern kitchen equipped with high-quality appliances and features a serene courtyard view, enhancing its appeal for comfortable urban living.
The valuation. The asking price of €310,000 exceeds the fair value of €165,522 by €144,478 (46.6%), indicating that the property is overpriced. This significant disparity suggests an unwise investment based on current market conditions.
Fair value modelled at €165,522 from the area baseline, adjusted for condition and location. Asking €310,000 sits €144,478 (46.6%) above — overpriced versus fair value.
Asking €310,000 versus the rua Cidade de Setúbal, 7 area baseline of €220,710 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 66/100 (Housing Market 75 · Amenities 60 · Economic 70 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade de Setúbal, 7
Area baseline €220,710 + condition +€5,688 + location +€9,614 = modelled fair value of €165,522 (€2,365/m²), a €144,478 (46.6%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Setúbal, 7 | Subject | €310,000 | €4,429 | — | 78 | 66 |
| avenida do Parque | Active | €315,000 | €3,462 | 21.8% | 78 | 72 |
| Agualva e Mira-Sintra · 28bbec | Active | €290,000 | €4,531 | 2.3% | 80 | 70 |
| estrada Marquês de Pombal | Active | €285,000 | €3,563 | 19.6% | 76 | 73 |
| União das Freguesias do Cacém e São Marcos · dc13b4 | Active | €269,900 | €3,697 | 16.5% | 74 | 77 |
| Median comp | €287,500 | €3,630 | 18.0% | 77 | 73 |
Long-term rental The property is not ideal for long-term rental due to its significant gap from fair value, priced at €310,000 while its fair value is only €165,522. This suggests that the expected yield of 3.7% gross is inadequate to justify the investment given the current pricing dynamics. Family rental With the property's price significantly above the fair value, potential returns for family rentals may not meet expectations, especially in a neighborhood rated 66/100. The oversaturation of family-friendly options could further pressure rental income outcomes relative to the investment price. Value-add renovation Investing in value-add renovations seems impractical, as the current valuation of €310,000 implies that the property is overpriced by 46.6% when compared to its fair value. The estimated returns on renovation investments would likely fall short against foundational costs, given the existing pricing discrepancy.
Potential vacancy risk The combination of a 70/100 economic stability score and a 60/100 tenant stability score suggests a possibility of high turnover or vacancy, which can impact rental income.
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