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 1st floor, built in 1976, energy rating D. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This apartment features two enclosed balconies, versatile for additional storage or leisure space, enhancing its practicality for a family lifestyle.
The valuation. The asking price of €282,500 sits €32,454 (13.0%) above the fair value of €250,046, indicating that the property is overpriced. This discrepancy necessitates careful consideration before proceeding with an acquisition.
Fair value modelled at €250,046 from 6 comparable sales in the area. Asking €282,500 sits €32,454 (13.0%) above — overpriced versus fair value.
Asking €282,500 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €204,669 (€2,274/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €204,669, adjusted for condition and micro-location, gives a modelled fair value of €250,046 (€2,778/m²), a €32,454 (13.0%) gap versus the €282,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · b329a7 | Subject | €282,500 | €3,139 | — | 75 | 76 |
| rua Marquês Pombal no Cacém | Active | €420,000 | €2,838 | 9.6% | 75 | 75 |
| avenida João de Deus | Active | €295,000 | €3,105 | 1.1% | 70 | 69 |
| União das Freguesias do Cacém e São Marcos · 9375fa | Active | €340,000 | €3,400 | 8.3% | 72 | 66 |
| calçada da Rinchoa, 29 | Active | €435,000 | €2,719 | 13.4% | 70 | 72 |
| Median comp | €380,000 | €2,972 | 5.3% | 71 | 71 |
Long-term rental The current listing price of €282,500 exceeds the fair value by 13.0%, indicating that the investment is overpriced and may not yield the expected returns long-term. Given the gross yield of 4.2% and the condition and neighborhood ratings, it is unlikely to attract high-quality tenants at this price point. Family rental While the property is situated in a family-oriented neighborhood with good schools, the asking price of €282,500 is 13.0% above its fair value, suggesting it is overpriced for families seeking long-term stability. The lower yield of 4.2% further indicates that this property may not meet the financial expectations of families looking for affordable rental options. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable at the current listing price of €282,500, which exceeds its fair value by 13.0%, marking it as overpriced. With a gross yield of only 4.2%, potential appreciation may not offset the initial cost, posing a risk to long-term investment viability.
Economic Vulnerability The economic stability score of 75/100 suggests a moderate risk of economic downturns affecting tenant demand or rent payments over time.
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