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 59 m² on the 1st floor, energy rating D. Located on rua Cidade de São Paulo S / N, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: The integration of a storage room enhances living flexibility, while double-glazed windows ensure broad, unobstructed views and excellent natural lighting throughout the apartment.
The valuation. The asking price of €260,000 is €17,369 (7.2%) above the fair value of €242,631. This property is fairly priced based on the current market analysis.
Fair value modelled at €242,631 from 6 comparable sales in the area. Asking €260,000 sits €17,369 (7.2%) above — overpriced versus fair value.
Asking €260,000 versus the rua Cidade de São Paulo S / N area baseline of €206,408 (€3,498/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €206,408, adjusted for condition and micro-location, gives a modelled fair value of €242,631 (€4,112/m²), a €17,369 (7.2%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de São Paulo S / N | Subject | €260,000 | €4,407 | — | 73 | 77 |
| avenida do Brasil | Active | €280,000 | €4,118 | 6.6% | 68 | 73 |
| rua da Fraternidade, 3 | Active | €215,000 | €4,300 | 2.4% | 68 | 75 |
| Massamá e Monte Abraão · 9375ec | Active | €230,000 | €4,107 | 6.8% | — | 72 |
| União das Freguesias do Cacém e São Marcos · 225d40 | Active | €249,000 | €4,082 | 7.4% | 70 | 77 |
| Median comp | €239,500 | €4,113 | 6.7% | 68 | 74 |
Long-term rental The property is well-positioned with a fair value that closely aligns with its listing price, making it a stable option for long-term rental strategies. Given the suburb's proximity to Lisbon, there is potential for a steady tenant base seeking residential options outside the city. Family rental With a gross yield of 3.9% and its favorable condition rating of 71/100, this 1-bed apartment is suitable for families looking for affordable housing in a suburban environment. The neighborhood's safety profile adds to the attractiveness for families, even though the valuation is only fair. Buy-and-hold The property’s fair pricing at €260,000 indicates a balanced investment opportunity for long-term buy-and-hold strategies. While the yield is modest, the potential for steady appreciation and consistent demand from commuters supports a buy-and-hold investment approach in this area.
Economic downturn vulnerability The property may face challenges during economic downturns, given an economic stability score of 80/100, potentially affecting tenant retention as the tenant stability score is 75/100.
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