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 75 m², energy rating D. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment offers a top-floor location with dual windows, including one with double glazing, enhancing both natural light and energy efficiency. Location: Conveniently situated near local amenities and public transport.
The valuation. The asking price is €285,000, which is €11,223 (4.1%) above the fair value of €273,777. This property is fairly priced based on current market assessments.
Fair value modelled at €273,777 from 6 comparable sales in the area. Asking €285,000 sits €11,223 (4.1%) above — overpriced versus fair value.
Asking €285,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €242,947 (€3,239/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €242,947, adjusted for condition and micro-location, gives a modelled fair value of €273,777 (€3,650/m²), a €11,223 (4.1%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 2d842d | Subject | €285,000 | €3,800 | — | 64 | 73 |
| rua Pêro Escobar | Active | €288,000 | €4,721 | 24.2% | 60 | 74 |
| rua Alto do Forte, 5 | Active | €298,000 | €3,311 | 12.9% | 65 | 72 |
| União das Freguesias do Cacém e São Marcos · 49b8ab | Active | €298,000 | €5,138 | 35.2% | 65 | 78 |
| Rio de Mouro · 4d454e | Active | €239,500 | €3,281 | 13.7% | — | 76 |
| Median comp | €293,000 | €4,016 | 5.7% | 65 | 75 |
Long-term rental The property is positioned for a stable long-term rental strategy, achieving a gross yield of 4.2% which reflects an attractive return in the current market condition. With a fair valuation indicating that the listing price is 4.1% above fair value, it is prudent to monitor rental market dynamics closely for potential adjustments in pricing. Buy-and-hold Investing in this apartment as a buy-and-hold asset presents a reasonable strategy, as the neighbourhood quality score of 73/100 suggests decent potential for appreciation, given its suburban setting within Greater Lisbon. The slight premium on the listing price indicates that while it may not be an immediate value play, it holds the potential for long-term equity growth. Family rental The property fits well into the family rental market given its 75m² size and suburban location, which generally appeals to families seeking spacious accommodations. However, with the asking price exceeding its fair value by 4.1%, careful consideration of market trends is essential before committing to this strategy.
Tenant turnover risk: With a tenant stability score of 65/100, there is a significant risk of increased turnover and vacancy rates, impacting potential cash flow.
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