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 2nd floor, built in 1981, energy rating D. Located on rua Ilha de Santa Maria, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment features a pantry for additional storage and benefits from an unobstructed view that enhances its sense of space and tranquility.
The valuation. The asking price of €255,000 is significantly above fair value, which is estimated at €148,455, creating an excess of €106,545 (41.8%). The property is therefore considered overpriced.
Fair value modelled at €148,455 from the area baseline, adjusted for condition and location. Asking €255,000 sits €106,545 (41.8%) above — overpriced versus fair value.
Asking €255,000 versus the rua Ilha de Santa Maria area baseline of €220,710 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 (Condition 58 · Materials 65 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Ilha de Santa Maria
Area baseline €220,710 + condition -€14,984 + location +€13,219 = modelled fair value of €148,455 (€2,121/m²), a €106,545 (41.8%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ilha de Santa Maria | Subject | €255,000 | €3,643 | — | 58 | 72 |
| Rio de Mouro · 00174b | Active | €275,000 | €4,297 | 18.0% | 62 | 73 |
| União das Freguesias do Cacém e São Marcos · 6c7ba2 | Active | €295,000 | €4,338 | 19.1% | — | 79 |
| rua Dom Dinis | Active | €270,000 | €4,091 | 12.3% | 64 | 76 |
| União das Freguesias do Cacém e São Marcos · de0be4 | Active | €279,900 | €4,306 | 18.2% | 70 | 82 |
| Median comp | €277,450 | €4,302 | 18.1% | 64 | 78 |
Long-term rental This property is overpriced, listed at €255,000 against a fair value of €148,455, indicating a significant gap of 41.8%. With a gross yield of only 4.2%, the investment lacks attractive rental returns for long-term leasing. Family rental The apartment is situated in a family-oriented neighborhood with a respectable score of 72/100, but its current price point diminishes its potential appeal to families seeking reasonable rental options. At €255,000, the unit's valuation exceeds fair value, suggesting that families might opt for more financially accessible housing alternatives. Buy-and-hold While the property has potential in a growing suburb near Lisbon, its high listing price of €255,000, compared to a fair value of €148,455, reflects a concerning disparity. This makes it a risky buy-and-hold strategy, as capital appreciation may not keep pace with the initial investment outlay. Not ideal for: Short-term vacation rental, Luxury market, Student housing
Economic vulnerability With an economic stability score of 70/100, there is a moderate risk of economic fluctuations impacting rental demand and tenant retention. Tenant turnover risk A tenant stability score of 75/100 indicates a potential for higher turnover rates, leading to increased vacancies and associated costs.
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