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 110 m² on the 3rd floor, built in 2000, energy rating C. Located on rua Cidade de São Paulo, 23, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This apartment features a well-preserved kitchen with vintage tiles, adding character, and an expansive balcony that offers impressive, unobstructed views of the surrounding area.
The valuation. The asking price of €369,000 sits 7.8% above the fair value of €342,346, suggesting a moderate premium that may reflect the property’s decent condition and prime location. Thus, the pricing aligns with market expectations.
Fair value modelled at €342,346 from 6 comparable sales in the area. Asking €369,000 sits €26,654 (7.8%) above — overpriced versus fair value.
Asking €369,000 versus the rua Cidade de São Paulo, 23 area baseline of €275,765 (€2,507/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €275,765, adjusted for condition and micro-location, gives a modelled fair value of €342,346 (€3,112/m²), a €26,654 (7.8%) gap versus the €369,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de São Paulo, 23 | Subject | €369,000 | €3,355 | — | 68 | 71 |
| avenida Miradouro | Active | €369,000 | €3,127 | 6.8% | 70 | 70 |
| rua Miguel Torga, 14 | Active | €420,000 | €3,022 | 9.9% | 65 | 76 |
| Agualva e Mira-Sintra · 439125 | Active | €317,000 | €2,991 | 10.9% | 72 | 71 |
| avenida dos Bons Amigos | Active | €325,900 | €3,395 | 1.2% | 72 | 71 |
| Median comp | €347,450 | €3,075 | 8.3% | 71 | 71 |
Long-term rental This property offers a gross yield of 4%, making it a reasonable option for long-term rental in a suburban area with convenient transport links to Lisbon. However, with a gap of 7.8% from fair value, the property is priced fairly and does not present an exceptional opportunity for aggressive rental income growth. Family rental Given its size and location, this 3-bed apartment could cater well to families seeking proximity to Lisbon while enjoying a suburban lifestyle. At a fair value price point, the investment is consistent with market expectations but does not provide a substantial advantage over alternative family rental options. Buy-and-hold The property represents a stable buy-and-hold investment with its fair valuation and decent condition rating of 70/100. Despite the price being fair, potential appreciation may be limited in an area that is not experiencing rapid growth, warranting a careful consideration of holding duration. Not ideal for: Luxury market, Short-term vacation rental.
Tenant turnover risk With a tenant stability score of 60/100, there is a significant risk of increased turnover and vacancy rates, which could impact rental income stability.
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