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 100 m² on the 7th floor, energy rating C. Located on rua Cidade de São Paulo, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment offers unobstructed sea views on clear days and is conveniently located near diverse amenities, including shops and public transport routes. Condition: The property is well-maintained with modern finishes.
The valuation. The asking price of €305,000 is slightly below the fair value of €320,016, representing a difference of €15,016 or 4.7%. This places the property at a justified price point.
Fair value modelled at €320,016 from 6 comparable sales in the area. Asking €305,000 sits €15,016 (4.7%) below — the upside to fair value.
Asking €305,000 versus the rua Cidade de São Paulo area baseline of €248,398 (€2,484/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €248,398, adjusted for condition and micro-location, gives a modelled fair value of €320,016 (€3,200/m²), a €15,016 (4.7%) gap versus the €305,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de São Paulo | Subject | €305,000 | €3,050 | — | 78 | 75 |
| rua Elias Garcia | Active | €200,000 | €2,857 | 6.3% | 75 | 76 |
| União das Freguesias do Cacém e São Marcos · 6530d5 | Active | €299,900 | €3,370 | 10.5% | 78 | 67 |
| Massamá e Monte Abraão · 5eceb7 | Active | €295,000 | €3,391 | 11.2% | 72 | 77 |
| Massamá e Monte Abraão · 99f166 | Active | €245,000 | €3,224 | 5.7% | 75 | 78 |
| Median comp | €270,000 | €3,297 | 8.1% | 75 | 77 |
Long-term rental The property in União das Freguesias do Cacém e São Marcos offers a gross yield of 4.1%, which aligns well with the suburban demand for stable long-term rentals. Given its fair valuation and proximity to Lisbon, it presents a solid option for generating consistent rental income. Family rental This apartment is well-suited for families, with good school access and a fair rental yield, making it an attractive option in the residential market. While the neighbourhood rates are decent at 75/100, the overall condition supports its potential as a family-oriented rental asset. Buy-and-hold With a fair valuation and a respectable yield, this property presents an opportunity for buy-and-hold investors aiming for capital appreciation over time. The economic stability and suburban amenities surrounding the area bolster its long-term investment appeal.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, potentially leading to increased vacancy rates and costs associated with re-leasing.
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