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 70 m², built in 1979, energy rating D. Located on rua Impasse Ilha das Flores, 5, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This ground-floor apartment includes an entrance hall and benefits from proximity to key transportation routes, enhancing accessibility for daily commuting.
The valuation. The asking price of €255,000 is €13,267 (5.5%) above the fair value of €241,733, indicating that this property is fairly priced relative to the current market conditions.
Fair value modelled at €241,733 from 5 comparable sales in the area. Asking €255,000 sits €13,267 (5.5%) above — overpriced versus fair value.
Asking €255,000 versus the rua Impasse Ilha das Flores, 5 area baseline of €238,555 (€3,408/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 is below the parish average, reducing 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 €238,555, adjusted for condition and micro-location, gives a modelled fair value of €241,733 (€3,453/m²), a €13,267 (5.5%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Impasse Ilha das Flores, 5 | Subject | €255,000 | €3,643 | — | 54 | 69 |
| Rio de Mouro · 00174b | Active | €275,000 | €4,297 | 18.0% | 62 | 73 |
| União das Freguesias do Cacém e São Marcos · 483b57 | Active | €259,000 | €3,453 | 5.2% | 60 | 66 |
| rua Giestas | Active | €250,000 | €3,205 | 12.0% | 60 | 75 |
| União das Freguesias do Cacém e São Marcos · 6c7ba2 | Active | €295,000 | €4,338 | 19.1% | — | 79 |
| Median comp | €267,000 | €3,875 | 6.4% | 60 | 74 |
Long-term rental The property’s gross yield of 4.3% is reasonable for a suburban location like União das Freguesias do Cacém e São Marcos, suggesting stable income potential. However, given that the property's current price is only 5.5% above its fair value, the yield remains limited, indicating cautious optimism in the long-term rental space. Buy-and-hold Investing in this apartment as a buy-and-hold strategy could yield moderate returns, as the fair value and listing price are closely aligned. The neighborhood's decent condition score of 69/100 suggests that while the property is stable, it may not appreciate significantly in the short term due to its fair pricing. Family rental With an adequate living space of 70m² and a fair valuation, this property could serve well for family rentals in the area, given the proximity to Lisbon and local amenities. However, the current market positioning at a fair value implies that while the demand exists, rental price increases may be limited. Not ideal for: Short-term rental, Luxury market The property lacks the appeal for short-term rentals and the luxury market due to its condition rating of 55/100, suggesting that it may not attract premium renters. Additionally, the current valuation reflects a standard offering rather than a unique investment opportunity in these segments.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential risk of higher turnover, which could lead to increased vacancy rates and associated costs.
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