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.
3-bedroom, 2-bathroom apartment of 90 m² on the 2nd floor, built in 1980, energy rating D. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This apartment features dual front-facing windows that enhance natural light and airflow, emphasizing its functional layout and providing a comfortable living environment in a tranquil residential setting.
The valuation. The asking price of €284,000 is slightly above the fair value of €282,479, indicating a premium of €1,521 or 0.5%. The property is assessed as being fairly priced for current market conditions.
Fair value modelled at €282,479 from 6 comparable sales in the area. Asking €284,000 sits €1,521 (0.5%) above — overpriced versus fair value.
Asking €284,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €248,879 (€2,765/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 is below the parish average, reducing 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 €248,879, adjusted for condition and micro-location, gives a modelled fair value of €282,479 (€3,139/m²), a €1,521 (0.5%) gap versus the €284,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 8ee511 | Subject | €284,000 | €3,156 | — | 70 | 75 |
| União das Freguesias do Cacém e São Marcos · 9375fa | Active | €340,000 | €3,400 | 7.7% | 72 | 66 |
| praceta Capitão Américo dos Santos | Active | €274,900 | €2,805 | 11.1% | 60 | 74 |
| rua 5 de Outubro, 25 | Active | €295,000 | €2,921 | 7.4% | 65 | 72 |
| avenida João de Deus | Active | €295,000 | €3,105 | 1.6% | 70 | 69 |
| Median comp | €295,000 | €3,013 | 4.5% | 68 | 71 |
Long-term rental The property offers a gross yield of 4.1%, which is attractive for long-term rental investors looking for stable income. Given its fair value and reasonable condition score of 67/100, it presents a suitable option for highlighting the potential of steady rental returns in the suburban Greater Lisbon area. Family rental With a score of 75/100 for the neighborhood, this apartment is well-positioned to attract families seeking access to urban amenities while enjoying suburban safety. The proximity to Lisbon ensures families have access to good schools, enhancing the property’s desirability in the family rental market. Buy-and-hold As a buy-and-hold investment, this apartment's fair valuation and positive yield indicate potential for long-term appreciation, particularly as suburban regions of Greater Lisbon continue to develop. The stable neighborhood ratings reflect a sound investment for those looking to secure real estate in a growing area. Not ideal for short-term rental The property’s characteristics and neighborhood context do not align with the demands of short-term rental markets, which often favor locations with higher tourist traffic and more amenities. Thus, this approach would likely not yield the expected returns. Not ideal for luxury market This apartment does not cater to the luxury market, given its condition score and pricing, which do not meet high-end expectations. Investors seeking luxury properties should perhaps look elsewhere to fulfill that market segment's unique demands. Not ideal for student housing The property is less suited for student housing due to its focus on family-oriented amenities and lower density typical of suburban living. Additionally, proximity to educational institutions is a key factor that this apartment does not robustly support, making it a challenging fit for this market segment.
Tenant turnover risk With a tenant stability score of 70/100, there is a notable risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs.
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