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 73 m² on the 2nd floor. Located on rua São José, 31, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This apartment features a stylishly integrated living area that enhances the overall spaciousness, perfect for entertaining and daily living.
The valuation. The asking price of €274,900 is slightly above the fair value of €269,738, indicating a difference of €5,162 (1.9%). This positions the property at a fair valuation, making it a reasonable purchase option. Buy-to-flip angle. The buy-to-flip strategy focuses on minor renovations to enhance aesthetic appeal and market value, with an anticipated resale at a profit in a stable Greater Lisbon property market. Buy-to-let angle. With an estimated gross yield of 3.7% and a monthly rental income of approximately €848, this property is suitable for long-term rentals, targeting families in a sought-after suburban location.
Fair value modelled at €269,738 from 6 comparable sales in the area. Asking €274,900 sits €5,162 (1.9%) above — overpriced versus fair value.
Asking €274,900 versus the rua São José, 31 area baseline of €227,150 (€3,112/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €227,150, adjusted for condition and micro-location, gives a modelled fair value of €269,738 (€3,695/m²), a €5,162 (1.9%) gap versus the €274,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São José, 31 | Subject | €274,900 | €3,766 | — | 75 | 75 |
| Agualva e Mira-Sintra · ba58f7 | Active | €260,000 | €4,000 | 6.2% | 74 | 79 |
| praceta Capitão Américo dos Santos | Active | €279,500 | €3,678 | 2.3% | 85 | 69 |
| União das Freguesias do Cacém e São Marcos · 1e63e5 | Active | €315,000 | €3,706 | 1.6% | 75 | 69 |
| avenida Santa Maria | Active | €277,000 | €3,551 | 5.7% | 75 | 73 |
| Median comp | €278,250 | €3,692 | 2.0% | 75 | 71 |
Long-term rental The property offers a gross yield of 3.7%, which aligns with the current rental market in União das Freguesias do Cacém e São Marcos. Although the fair value suggests a minor gap, the investment is suitable for steady, long-term tenants seeking suburban living. Family rental This 2-bed apartment is ideally located near key employment hubs, making it attractive for families seeking a balance between urban access and suburban comfort. With a neighborhood rating of 75/100, it provides a conducive environment for family living, despite being priced at fair value. Buy-and-hold Given its fair valuation and solid condition score of 78/100, the apartment represents a reasonable buy-and-hold opportunity for investors looking for gradual appreciation in a growing suburban area. The proximity to amenities and employment hubs supports a sustainable demand over time. Not ideal for The property is not suitable for the luxury market, as it lacks the premium qualities and features that discerning buyers expect. Additionally, its characteristics do not align well with the short-term vacation rental or student housing segments, limiting its appeal in those areas.
Economic Dependency Risk: With an economic stability score of 80/100, there is potential vulnerability to economic downturns affecting tenant demand, especially if tenant stability drops from 75/100 to lower levels.
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