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, 2-bathroom apartment of 91 m² on the 9th floor, built in 1995, energy rating C. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment includes high-quality, A+ class tilt-and-turn windows that enhance its thermal and acoustic efficiency, providing a peaceful living environment while ensuring abundant natural light.
The valuation. The asking price of €310,000 sits €32,925 above the fair value of €277,075, indicating that the property is overpriced by 11.9%. This pricing discrepancy warrants a cautious approach for potential investors.
Fair value modelled at €277,075 from 6 comparable sales in the area. Asking €310,000 sits €32,925 (11.9%) above — overpriced versus fair value.
Asking €310,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €208,435 (€2,290/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 €208,435, adjusted for condition and micro-location, gives a modelled fair value of €277,075 (€3,045/m²), a €32,925 (11.9%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 831537 | Subject | €310,000 | €3,407 | — | 74 | 72 |
| rua da Holanda, 2 | Active | €380,000 | €3,167 | 7.0% | 71 | 80 |
| rua Doutor Joaquim de Sousa Bastos | Active | €310,000 | €2,897 | 15.0% | 70 | 68 |
| Massamá e Monte Abraão · dc13dc | Active | €385,000 | €2,917 | 14.4% | 70 | 78 |
| Agualva e Mira-Sintra · 439125 | Active | €317,000 | €2,991 | 12.2% | 72 | 71 |
| Median comp | €348,500 | €2,954 | 13.3% | 71 | 75 |
Long-term rental The property is overpriced, given that its fair value is €277,075, which is 11.9% lower than the listing price of €310,000. With a gross yield of 3.9%, the potential returns may not justify the elevated price point in a competitive rental market. Family rental While the property offers 91m² of space, the overpricing at €310,000 against a fair value of €277,075 could deter families seeking affordable options. The decent neighborhood score of 72/100 could attract tenants, but not at its current inflated price. Buy-and-hold This investment strategy may not be optimal due to the property being overpriced, with a listing price 11.9% higher than its fair value of €277,075. Future appreciation in this location could be limited, given the current valuation challenges in the broader Lisbon metropolitan area.
Tenant turnover risk A tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which can lead to increased vacancy rates and additional costs in finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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