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.
1-bedroom, 1-bathroom apartment of 95 m² on the 5th floor, energy rating C. Located on rua das Flores, 12, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This apartment features a fireplace in the living room and offers a dedicated private storage room on the upper floor, enhancing both comfort and utility for residents.
The valuation. The asking price of €308,000 sits just below the fair value of €317,126, reflecting a difference of €9,126 (2.9%). Therefore, the property is considered to be priced fairly in the current market. Buy-to-flip angle. A buy-and-flip strategy could see this apartment attract buyers seeking modern living near Lisbon, with renovations enhancing its appeal and potentially allowing a resale at a higher price within 6-12 months. Buy-to-let angle. With an estimated gross yield of 3.3% and a potential rental income of approximately €847 per month, this property is well-positioned for long-term rental income in the desirable Oeiras area.
Fair value modelled at €317,126 from 6 comparable sales in the area. Asking €308,000 sits €9,126 (2.9%) below — the upside to fair value.
Asking €308,000 versus the rua das Flores, 12 area baseline of €257,528 (€2,711/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 €257,528, adjusted for condition and micro-location, gives a modelled fair value of €317,126 (€3,338/m²), a €9,126 (2.9%) gap versus the €308,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Flores, 12 | Subject | €308,000 | €3,242 | — | 75 | 73 |
| rua Nuno Gonçalves, 11 | Active | €290,000 | €3,537 | 9.1% | 75 | 71 |
| ladeira do Monte, 2 | Active | €309,900 | €3,099 | 4.4% | 74 | 74 |
| Agualva e Mira-Sintra · 09009a | Active | €200,000 | €3,390 | 4.6% | 76 | 74 |
| Massamá e Monte Abraão · f14e24 | Active | €292,500 | €3,287 | 1.4% | 74 | 76 |
| Median comp | €291,250 | €3,339 | 3.0% | 75 | 74 |
Long-term rental The 1-bed apartment in União das Freguesias do Cacém e São Marcos offers a competitive gross yield of 3.3%, making it a suitable option for long-term rental. The fair market value at €317,126 aligns closely with the listing price, indicating a sound investment without significant pricing risks. Family rental With a reputable neighbourhood score of 73/100, this property can appeal to families seeking stable living conditions, making it an attractive family rental option. However, its fair value of €317,126 suggests that investors should maintain realistic expectations regarding potential rental income, as the listing is only marginally lower than the fair price. Buy-and-hold Considering the property’s condition rating of 78/100, it remains a viable buy-and-hold investment in a steadily growing suburb of Lisbon. While priced fairly at €308,000, the minimal gap to the fair value suggests limited upside potential in the short term, making it essential for buyers to adopt a long-term perspective. Not ideal for Luxury market The apartment is not suited for the luxury market, as its pricing and amenities do not align with high-end expectations. Targeting a luxury segment would likely yield disappointing results in returns and tenant satisfaction. Not ideal for Student housing Given the family-oriented neighbourhood and its scores, this property may not attract students seeking accommodations. The characteristics of the area suggest its appeal lies more with families than with a transient student demographic.
Economic Tenancy Risk: With both economic stability and tenant stability scores at 70/100, there is a moderate risk of economic downturn impacting tenant retention and overall vacancy rates.
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