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 57 m² on the 2nd floor, built in 1995, energy rating E. Located on avenida do Brasil, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment boasts unobstructed panoramic views, enhancing the sense of space while being conveniently located near essential services and major road access.
The valuation. The asking price of €289,900 is significantly above the fair value of €242,107, representing an excess of €47,793 (19.7%). This property is currently overpriced and may challenge potential buyers seeking value.
Fair value modelled at €242,107 from 6 comparable sales in the area. Asking €289,900 sits €47,793 (19.7%) above — overpriced versus fair value.
Asking €289,900 versus the avenida do Brasil area baseline of €200,421 (€3,516/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 €200,421, adjusted for condition and micro-location, gives a modelled fair value of €242,107 (€4,247/m²), a €47,793 (19.7%) gap versus the €289,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida do Brasil | Subject | €289,900 | €5,086 | — | 74 | 72 |
| avenida do Brasil | Active | €289,900 | €4,392 | 13.6% | 72 | 79 |
| Massamá e Monte Abraão · 4a4571 | Active | €320,000 | €4,103 | 19.3% | 72 | 69 |
| praceta Almirante Gago Coutinho | Active | €160,000 | €4,706 | 7.5% | 75 | 69 |
| rua Carlos Charbel | Active | €152,500 | €5,865 | 15.3% | 75 | 72 |
| Median comp | €224,950 | €4,549 | 10.6% | 74 | 71 |
Long-term rental This 1-bed apartment, listed at €289,900, demonstrates a 19.7% gap from its fair value of €242,107, indicating that it is overpriced for a long-term rental strategy. With a gross yield of only 3.3%, the investment does not support positive cash flow against its elevated acquisition cost. Buy-and-hold Investing in this property as a buy-and-hold strategy is tempered by its current asking price of €289,900, which exceeds fair value by nearly €48,000. The anticipated appreciation in value does not sufficiently compensate for its 19.7% overpricing relative to fair value. Family rental The family rental market could be affected by the €289,900 listing price, which is significantly above the fair value of €242,107, resulting in a 19.7% overvaluation. Although the area provides suburban amenities, the current pricing structure diminishes the attractiveness for family renters seeking affordability. Short-term vacation rental Given the property’s price of €289,900 and the associated 19.7% gap from its fair value, it is ill-suited for a short-term vacation rental strategy. The high listing price coupled with moderate condition and neighborhood scores makes it an unappealing option for this segment of the market.
Economic and Tenant Risk The economic stability score of 75/100 indicates potential vulnerability to market fluctuations, while a tenant stability score of 75/100 suggests that tenant turnover may be an issue, leading to potential income instability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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