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.
3-bedroom, 2-bathroom apartment of 145 m² on the 8th floor, built in 1991, energy rating C. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: The property includes a sunroom created from part of the balcony, enhancing versatility, while its location offers unobstructed views that allow glimpses of the sea on clear days.
The valuation. The asking price of €420,000 is marginally above the fair value of €419,066, indicating the property is priced fairly at just €934 (0.2%) over the assessed value.
Fair value modelled at €419,066 from 6 comparable sales in the area. Asking €420,000 sits €934 (0.2%) above — overpriced versus fair value.
Asking €420,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €380,906 (€2,627/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 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 €380,906, adjusted for condition and micro-location, gives a modelled fair value of €419,066 (€2,890/m²), a €934 (0.2%) gap versus the €420,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 788138 | Subject | €420,000 | €2,897 | — | 68 | 72 |
| Agualva e Mira-Sintra · 57f6a5 | Active | €292,000 | €2,808 | 3.1% | 70 | 73 |
| rua Ribeiro de Carvalho, 58 | Active | €380,000 | €2,923 | 0.9% | 62 | 68 |
| rua Florbela Espanca, 1 | Active | €375,000 | €3,125 | 7.9% | 72 | 68 |
| Agualva e Mira-Sintra · 86cd93 | Active | €398,000 | €2,843 | 1.9% | 70 | 76 |
| Median comp | €377,500 | €2,883 | 0.5% | 70 | 71 |
Long-term rental The property offers a gross yield of 3.8%, which is acceptable for long-term rental but not particularly compelling. Additionally, with a fair value closely aligned to the listing price, it signifies that the investment is appropriately priced in this context. Family rental This spacious 3-bed apartment is positioned well for family rentals, particularly due to its suburban location and the presence of good infrastructure and amenities. Although the property’s condition score of 64/100 indicates some improvement potential, it remains fairly priced relative to the local market. Buy-and-hold As a buy-and-hold investment, this property may generate steady income through long-term tenants, capitalizing on the economic stability of the region. However, with a fair value that reflects its current listing, prospective investors should consider if they are willing to accept minimal appreciation moving forward.
Economic Shift Risk The current economic stability score of 75 may indicate exposure to potential fluctuations or downturns, which could threaten the overall property value and rental income if the economy weakens significantly. Tenant Turnover Risk With a tenant stability score of 75, there is a risk of increased turnover, leading to potential vacancy periods and loss of income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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