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 3rd floor, built in 1994, energy rating C. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment boasts a private balcony off one bedroom and an additional balcony in the kitchen, enhancing outdoor access and sunlight. Condition: Shows minor wear but generally well-maintained.
The valuation. The asking price of €259,000 exceeds the fair value of €181,334 by €77,666 (30.0%), indicating that the property is overpriced. This substantial markup raises concerns about the potential for value appreciation.
Fair value modelled at €181,334 from the area baseline, adjusted for condition and location. Asking €259,000 sits €77,666 (30.0%) above — overpriced versus fair value.
Asking €259,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €258,546 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 65 · Materials 70 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
União das Freguesias do Cacém e São Marcos, Sintra, Lisbon
Area baseline €258,546 + condition -€11,531 + location +€16,893 = modelled fair value of €181,334 (€2,211/m²), a €77,666 (30.0%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 225be6 | Subject | €259,000 | €3,159 | — | 65 | 74 |
| Agualva e Mira-Sintra · 957014 | Active | €292,000 | €3,174 | 0.5% | 60 | 76 |
| praceta João Carragoso Coelho, 4 | Active | €272,000 | €3,400 | 7.6% | 71 | 75 |
| avenida do Brasil | Active | €250,000 | €3,125 | 1.1% | 63 | 76 |
| rua Orlando da Silva Rocha | Active | €299,000 | €2,600 | 17.7% | 68 | 76 |
| Median comp | €282,000 | €3,150 | 0.3% | 66 | 76 |
Family rental The 2-bed apartment in União das Freguesias do Cacém e São Marcos is not optimal for a family rental strategy given its high price point, which is 30% above fair value. With a gross yield of 4.6% and a condition score of 66/100, it may not attract family tenants who typically seek value and quality. Buy-and-hold Investing in the property under a buy-and-hold strategy appears unwise due to its current listing price of €259,000, significantly above the fair value of €181,334. The expected yield of 4.6% gross does not compensate for the inherent risks of holding an overpriced asset in a moderately rated neighborhood. Long-term rental Pursuing a long-term rental strategy may not yield satisfactory returns on this property, as it is overpriced and does not align with tenant expectations in the area. The gap against fair value of 30.0% poses a challenge in achieving rental income that justifies the considerable investment upfront.
Potential Tenant Turnover Risk The combination of a tenant stability score of 70/100 suggests a moderate risk of turnover, which could impact rental income and occupancy rates.
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