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, built in 2000, energy rating C. Located on rua Cidade de São Paulo, 5A, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment boasts a completely unobstructed view of the Oeiras Green Valley, ensuring unparalleled tranquility and access to natural surroundings rarely found in urban areas.
The valuation. The asking price of €315,000 is below the fair value of €355,978, representing a potential gain of €40,978 (11.5%). This positions the property as an attractive purchase opportunity. Buy-to-flip angle. With strategic renovations, the apartment could appeal to eager buyers, allowing for a resale at a higher market price following a successful upgrade plan. Buy-to-let angle. Aiming for a gross yield of 3.7%, the estimated rental income of €971/month makes this property ideal for long-term family rentals in a well-connected suburban area.
Fair value modelled at €355,978 from 6 comparable sales in the area. Asking €315,000 sits €40,978 (11.5%) below — the upside to fair value.
Asking €315,000 versus the rua Cidade de São Paulo, 5A area baseline of €286,830 (€3,297/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 €286,830, adjusted for condition and micro-location, gives a modelled fair value of €355,978 (€4,092/m²), a €40,978 (11.5%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de São Paulo, 5A | Subject | €315,000 | €3,621 | — | 75 | 73 |
| Queluz e Belas · 4a44bf | Active | €399,000 | €5,700 | 57.4% | 80 | 78 |
| rua da Ribeira | Active | €299,000 | €4,041 | 11.6% | 74 | 76 |
| praceta Miguel Ângelo Lupi | Active | €269,000 | €3,494 | 3.5% | 75 | 74 |
| praceta Principe da Beira, 7 | Active | €325,000 | €3,779 | 4.4% | 75 | 62 |
| Median comp | €312,000 | €3,910 | 8.0% | 75 | 75 |
Long-term rental The property presents an attractive opportunity for long-term rental with a 3.7% gross yield, which is competitive given the area’s stable demand. Its fair value of €355,978 indicates that it is subvalued by 11.5%, enhancing the potential for consistent rental income. Family rental Given the spacious 87m² layout and favorable condition rating of 78/100, this apartment is well-suited for family rentals in a neighborhood with a score of 73/100. The current listing price of €315,000 offers a strategic entry point into a market that supports family living, making it an attractive investment for this demographic. Buy-and-hold With a fair value exceeding the listing price, this property represents a solid buy-and-hold investment as it is positioned to appreciate over time. The combination of decent yield and growth potential in a well-connected suburb of Lisbon makes it an appealing option for long-term ownership. Short-term rental This property is not ideal for a short-term rental strategy due to its suburban location which may limit tourist appeal. Additionally, the yield structure favors long-term tenants over transient short-term stays. Student housing The property’s characteristics, including its location and metrics, do not cater well to the student housing demographic, making it less suitable for that strategy. A family or long-term tenant would likely produce better occupancy rates and returns in this area.
Potential Tenant Turnover The tenant stability score of 70/100 indicates a moderate risk of turnover, which may lead to increased vacancy and leasing costs in a potentially strong economic environment rated at 80/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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