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 65 m² on the 4th floor, built in 1995, energy rating D. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment features an enclosed balcony perfect for year-round enjoyment, and benefits from unobstructed views that enhance its bright and sunny atmosphere.
The valuation. The asking price of €352,000 is significantly above the fair value of €271,440, suggesting that this property is overpriced by €80,560 (29.7%).
Fair value modelled at €271,440 from 6 comparable sales in the area. Asking €352,000 sits €80,560 (29.7%) above — overpriced versus fair value.
Asking €352,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €226,279 (€3,481/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €226,279, adjusted for condition and micro-location, gives a modelled fair value of €271,440 (€4,176/m²), a €80,560 (29.7%) gap versus the €352,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 7caab8 | Subject | €352,000 | €5,415 | — | 72 | 73 |
| avenida do Brasil | Active | €340,000 | €3,953 | 27.0% | 70 | 77 |
| avenida dos Bons Amigos | Active | €299,000 | €4,271 | 21.1% | 75 | 78 |
| avenida do Brasil | Active | €300,000 | €4,110 | 24.1% | 73 | 70 |
| Massamá e Monte Abraão · f46b22 | Active | €350,000 | €4,730 | 12.7% | 69 | 75 |
| Median comp | €320,000 | €4,191 | 22.6% | 72 | 76 |
Long-term rental The 2-bed apartment in União das Freguesias do Cacém e São Marcos, priced at €352,000, is overpriced when compared to its fair value of €271,440, reflecting a substantial gap of 29.7%. With a gross yield of only 3.3%, investors may find better returns in other properties within the area. Family rental This property is listed significantly above its fair value, suggesting it may not attract families looking for reasonable rental options in the vicinity. The neighborhood's good public transport and suburban safety may support decent occupancy, but high pricing could limit demand. Buy-and-hold Given the apartment’s current valuation, holding this asset long-term could become a financial strain as it lacks intrinsic value appreciation potential at its current price of €352,000. The fair value assessment indicates that alternative investments could yield superior capital growth over time. Not ideal for the luxury market, short-term vacation rental, or student housing due to its pricing and market dynamics in União das Freguesias do Cacém e São Marcos.
Tenant turnover risk High tenant turnover is a concern with a tenant stability score of 65/100, which may lead to increased vacancy rates and costs associated with re-leasing units.
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