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 92 m² on the 8th floor, built in 1994, energy rating F. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment boasts an unobstructed view that enhances its bright atmosphere and offers excellent natural light throughout, ideal for cultivating a cheerful living environment.
The valuation. The asking price of €310,000 is significantly above the fair value of €263,742, making it overpriced by €46,258 (17.5%). This discrepancy suggests potential buyers may want to negotiate aggressively. Buy-to-flip angle. The buy-to-flip strategy can leverage the apartment's moderately high-quality finishes and desirable suburban location to attract buyers willing to pay a premium, though significant renovations may not be necessary. Buy-to-let angle. With an estimated gross yield of 4.1% (~€1,059/month), this property is suitable for long-term rental strategies targeting families, capitalizing on the local school's offerings and lower crime rates.
Fair value modelled at €263,742 from 6 comparable sales in the area. Asking €310,000 sits €46,258 (17.5%) above — overpriced versus fair value.
Asking €310,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €201,783 (€2,193/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €201,783, adjusted for condition and micro-location, gives a modelled fair value of €263,742 (€2,867/m²), a €46,258 (17.5%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 1f36fe | Subject | €310,000 | €3,370 | — | 76 | 74 |
| avenida Doutor Fernando Ricardo Ribeiro Leitão | Active | €340,000 | €3,063 | 9.1% | 72 | 74 |
| Rio de Mouro · 261d26 | Active | €260,000 | €3,377 | 0.2% | 67 | 72 |
| rua Domingos Reis Quita, 5 | Active | €264,500 | €3,391 | 0.6% | 70 | 69 |
| Agualva e Mira-Sintra · 82c83b | Active | €235,000 | €2,670 | 20.7% | — | 74 |
| Median comp | €262,250 | €3,220 | 4.4% | 70 | 73 |
Long-term rental The property's current listing price of €310,000 represents a 17.5% gap above its fair value of €263,742, indicating that it is overpriced in the current market. With a gross yield of only 4.1%, the long-term rental strategy may underperform as investment returns are not sufficient to justify the elevated purchase price. Family rental Although the property may attract families due to the suburban advantages such as lower crime rates compared to urban centers, its 17.5% overpricing could deter prospective tenants looking for value. Consequently, the expected income from this strategy may fall short given the elevated entry cost of €310,000 against the fair valuation of €263,742. Buy-and-hold Investing in this 2-bed apartment with a listing above fair value at €310,000 may limit the potential for appreciation over time due to its 17.5% overpricing. Given the current market conditions and yield of 4.1%, holding this investment could yield suboptimal returns as the cost basis is not aligned with the fair valuation.
Economic Vulnerability The property faces potential economic instability due to a score of 70/100, which indicates a risk of downturn affecting rental income.
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