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 63 m², energy rating D. Located on praceta Duque Saldanha, 9, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. The property boasts upgraded security windows, enhancing safety while the rear balcony provides ample natural light and outdoor space for relaxation.
The valuation. The asking price of €280,000 exceeds the fair value of €237,637 by €42,363, indicating the property is overpriced by 17.8%. This disparity suggests potential investors should exercise caution before proceeding with purchase decisions.
Fair value modelled at €237,637 from 6 comparable sales in the area. Asking €280,000 sits €42,363 (17.8%) above — overpriced versus fair value.
Asking €280,000 versus the praceta Duque Saldanha, 9 area baseline of €193,316 (€3,069/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €193,316, adjusted for condition and micro-location, gives a modelled fair value of €237,637 (€3,772/m²), a €42,363 (17.8%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Duque Saldanha, 9 | Subject | €280,000 | €4,444 | — | 75 | 73 |
| rua de Irmãos Wright, 10 | Active | €269,500 | €4,146 | 6.7% | 78 | 68 |
| rua Oliva Guerra, 4 | Active | €419,000 | €3,809 | 14.3% | 76 | 66 |
| praceta das Túlipas S / N | Active | €310,000 | €3,735 | 16.0% | 75 | 80 |
| rua Cardeal Patriarca Dom António Ribeiro, 95 | Active | €295,000 | €3,554 | 20.0% | 75 | 74 |
| Median comp | €302,500 | €3,772 | 15.1% | 76 | 71 |
Long-term rental The current asking price of €280,000 represents a significant 17.8% premium over the fair value of €237,637, indicating that the property may not generate sufficient return for long-term rental investors. The 4% gross yield is underwhelming given the property's overpriced status, which could lead to challenges in achieving sustained cash flow. Buy-and-hold Given the fair value deficit of 17.8%, holding this property as a long-term investment may yield lesser returns compared to other options in the Greater Lisbon area. The property's condition score of 79/100 and neighborhood score of 73/100 suggest some potential, but the overpriced nature could hinder overall value growth over time. Family rental With a current listing of €280,000, this apartment is overpriced, limiting its attractiveness to families seeking affordable rental options. The competitive rental market in this region, coupled with the fair value gap, may make it difficult to secure consistent tenants, impacting overall viability as a family rental.
Tenant turnover risk The tenant stability score of 65/100 suggests a higher likelihood of tenant turnover, which could lead to increased vacancy periods and associated costs.
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