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.
1-bedroom, 1-bathroom apartment of 100 m² on the 7th floor, energy rating C. Located on rua Cidade São Paulo, 7, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This property boasts unobstructed views that, on clear days, offer glimpses of the sea, enhancing its appeal in a serene setting with nearby green spaces.
The valuation. The asking price of €305,000 sits below the fair value of €325,000, resulting in a fair valuation with a difference of €20,000 (6.2%). This indicates a reasonable price point for potential investors.
Fair value modelled at €293,653 from 6 comparable sales in the area. Asking €305,000 sits €11,347 (3.9%) above — overpriced versus fair value.
Asking €305,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €231,210 (€2,312/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 €231,210, adjusted for condition and micro-location, gives a modelled fair value of €293,653 (€2,937/m²), a €11,347 (3.9%) gap versus the €305,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 09702a | Subject | €305,000 | €3,050 | — | 72 | 65 |
| avenida Américo Ferrer Lopes | Active | €272,300 | €2,696 | 11.6% | 63 | — |
| avenida do Brasil, 31 | Active | €288,000 | €2,909 | 4.6% | 68 | 74 |
| avenida Azedo Gneco | Active | €269,500 | €2,898 | 5.0% | 62 | — |
| rua António Aleixo, 33 | Active | €335,000 | €3,681 | 20.7% | 72 | 82 |
| Median comp | €280,150 | €2,904 | 4.8% | 66 | 78 |
Long-term rental The property's yield of 3.4% gross indicates a stable income potential, aligning well with the suburban nature of União das Freguesias do Cacém e São Marcos. While the property is fairly priced at €305,000, investors can expect consistent demand for long-term rentals due to the easy access to Lisbon resources and overall decent market conditions. Family rental As a spacious 1-bed apartment in a low-crime suburban area, it is well-suited for families seeking comfort and accessibility to city amenities. Priced fairly at €305,000, this property offers a secure option for family rentals, benefitting from positive neighborhood factors and adequate conditions. Buy-and-hold Investing in this property for a buy-and-hold strategy is ideal given its fair valuation and location in an area with access to key amenities and services. The stable yield and sufficient tenant quality suggest that holding this property long-term could lead to appreciation without significant risks. Short-term vacation rental This property is not an ideal candidate for short-term vacation rentals due to the suburban characteristics that attract primarily long-term residents. At a fair price of €305,000, it may not generate the desired returns typically associated with vacation rental markets. Luxury market The property does not fit within the luxury market parameters given its pricing and characteristics, which are more suited for the mid-range segment. At €305,000 and rated 76/100 for condition, it lacks the features and appeal needed for luxury investment success. Student housing While proximity to Lisbon could attract student renters, the property’s layout and pricing do not align with ideal student housing investments. Priced at €305,000, it fails to offer the high occupancy rates and returns sought in the student rental market.
Economic and Tenant Instability Risk: With both economic stability and tenant stability scores at 65/100, there is a heightened risk of fluctuations in rental income and potential vacancies, impacting cash flow and overall return on investment.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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