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 72 m² on the 6th floor, energy rating B. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This 6th-floor apartment features an unobstructed view, enhancing its appeal, and includes built-in wardrobes which optimize storage space for comfortable living.
The valuation. The asking price of €280,000 sits €15,284 (5.8%) above the fair value of €264,716. This indicates the property is priced fairly within the current market context.
Fair value modelled at €264,716 from 6 comparable sales in the area. Asking €280,000 sits €15,284 (5.8%) above — overpriced versus fair value.
Asking €280,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €222,087 (€3,085/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €222,087, adjusted for condition and micro-location, gives a modelled fair value of €264,716 (€3,677/m²), a €15,284 (5.8%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 2d84a3 | Subject | €280,000 | €3,889 | — | 72 | 69 |
| Queluz e Belas · 9387a5 | Active | €420,000 | €3,853 | 0.9% | 76 | 69 |
| rua Ruy Belo | Active | €395,000 | €3,950 | 1.6% | 73 | 74 |
| avenida do Parque, 114 | Active | €350,000 | €3,500 | 10.0% | 73 | 76 |
| Agualva e Mira-Sintra · 483bb3 | Active | €260,000 | €3,467 | 10.9% | 75 | 72 |
| Median comp | €372,500 | €3,677 | 5.5% | 74 | 73 |
Long-term rental This property offers a gross yield of 3.7%, aligning with the median expectations for the area, making it a reasonable fit for long-term rental strategies. However, with a listing price of €280,000 that reflects a 5.8% gap from its fair value of €264,716, it's important to note that this investment is fairly priced rather than undervalued. Family rental With its suburban lifestyle and proximity to Lisbon, this 2-bed apartment is well-suited for families seeking a balance between accessibility and community living. Priced at €280,000, the fair valuation highlights its appeal to family renters, maintaining stability in the investment despite the slight premium over fair value. Buy-and-hold Holding this apartment could provide steady returns due to its decent condition rating of 76/100 and the supportive neighborhood score of 69/100, which enhances tenant demand. Although listed at a fair price of €280,000, it's essential to approach this buy-and-hold strategy with an understanding of its fair valuation, as it does not represent a discount in the current market context.
Economic Vulnerability The economic stability score of 65 suggests a moderate risk of economic downturns affecting rental income and property value. Tenant Turnover Risk With a tenant stability score of 70, there is a possibility of lower retention rates leading to potential vacancies and decreased cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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