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 5th floor, built in 1996, energy rating C. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment boasts a recently updated kitchen with modern appliances and access to a communal garden, offering a rare outdoor space in the urban environment of São Marcos.
The valuation. The asking price of €285,000 is significantly above fair value, which is estimated at €190,350, creating a discrepancy of €94,650 (33.2%). This property is therefore considered overpriced.
Fair value modelled at €190,350 from the area baseline, adjusted for condition and location. Asking €285,000 sits €94,650 (33.2%) above — overpriced versus fair value.
Asking €285,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €274,311 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 65 · Materials 60 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
União das Freguesias do Cacém e São Marcos, Sintra, Lisbon
Area baseline €274,311 + condition -€15,769 + location +€19,417 = modelled fair value of €190,350 (€2,188/m²), a €94,650 (33.2%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 225ab3 | Subject | €285,000 | €3,276 | — | 65 | 76 |
| Agualva e Mira-Sintra · 957014 | Active | €292,000 | €3,174 | 3.1% | 60 | 76 |
| avenida do Brasil | Active | €250,000 | €3,125 | 4.6% | 63 | 76 |
| rua Carlos Lopes | Active | €320,000 | €3,168 | 3.3% | 60 | 73 |
| praceta João Carragoso Coelho, 4 | Active | €272,000 | €3,400 | 3.8% | 71 | 75 |
| Median comp | €282,000 | €3,171 | 3.2% | 62 | 76 |
Long-term rental This property, priced at €285,000, is significantly above its fair value of €190,350, making it a poor candidate for long-term rental investments. With a yield of 4.2% gross and a condition rating of 63/100, the potential rental income does not justify the inflated price. Family rental The apartment's higher price point relative to its fair value limits its attractiveness for family rentals, despite the area’s good educational infrastructure. The existing gap of 33.2% indicates that investors might struggle to achieve competitive rental returns while paying over market value. Buy-and-hold Investing in this property as a buy-and-hold strategy does not seem viable given its current listing price of €285,000, well above the fair value of €190,350. The appreciable gap reduces the likelihood of achieving favorable appreciation, making the long-term outlook unappealing for value-focused investors.
Economic Vulnerability The property may face significant income risks due to the 20-point difference between economic stability (80/100) and tenant stability (75/100), indicating potential vulnerability if economic conditions deteriorate.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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