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 2nd floor, energy rating C. Located on rua Cidade de São Paulo, 42, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment includes a closed balcony, offering versatile usage options, while benefiting from south-facing exposure that maximizes natural light throughout the day.
The valuation. The asking price of €315,000 sits 3.5% above the fair value of €304,218, indicating that the property is fairly valued and does not present a significant discount or premium in the current market. Buy-to-flip angle. A resale strategy could capitalize on the demand in the Lisbon metro area, targeting buyers who appreciate the modern finishes and spacious layout, potentially yielding a profit within 6 to 12 months. Buy-to-let angle. With an estimated gross yield of 3.8% and a monthly rental income of approximately €998, this property is positioned well for long-term rental strategies, attracting families in a growing suburban environment.
Fair value modelled at €304,218 from 4 comparable sales in the area. Asking €315,000 sits €10,782 (3.5%) above — overpriced versus fair value.
Asking €315,000 versus the rua Cidade de São Paulo, 42 area baseline of €240,034 (€2,759/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €240,034, adjusted for condition and micro-location, gives a modelled fair value of €304,218 (€3,497/m²), a €10,782 (3.5%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de São Paulo, 42 | Subject | €315,000 | €3,621 | — | 78 | 74 |
| rua da Ribeira | Active | €299,000 | €4,041 | 11.6% | 74 | 76 |
| União das Freguesias do Cacém e São Marcos · 9384c6 | Active | €275,000 | €3,481 | 3.9% | 72 | 75 |
| União das Freguesias do Cacém e São Marcos · 467e73 | Active | €280,000 | €3,500 | 3.3% | 70 | 69 |
| praceta Miguel Ângelo Lupi | Active | €269,000 | €3,494 | 3.5% | 75 | 74 |
| Median comp | €277,500 | €3,497 | 3.4% | 73 | 75 |
Long-term rental The property in União das Freguesias do Cacém e São Marcos offers a reasonable yield of 3.8% gross, which aligns well with the local rental market dynamics. This apartment's fair condition score of 76 indicates it can attract stable long-term tenants, ensuring consistent cash flow. Family rental With its ample space of 87m², this two-bedroom apartment is well-suited for family rentals, appealing to local demand in a family-friendly neighbourhood. The 74/100 neighbourhood score denotes a desirable environment, further enhancing its attractiveness for families. Buy-and-hold The investment in this apartment serves as a solid buy-and-hold strategy, benefiting from the location within the Lisbon metro area, which suggests a steady appreciation potential. Given its fair value position, this property can provide consistent rental income while maintaining a reasonable price point for future resale opportunities.
Tenant turnover risk: With a tenant stability score of 65/100, there is a heightened risk of tenant turnover, which could lead to increased vacancy rates and associated costs.
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