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, 2-bathroom apartment of 82 m² on the 6th floor, built in 2000, energy rating C. Located on rua Cidade de São Paulo, 24, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This apartment features high ceilings in the living area, enhancing natural light and creating an airy ambiance, while the hardwood flooring adds warmth and elegance to the bedrooms.
The valuation. The asking price of €315,000 is approximately 3.0% below the fair value of €324,901. This positions the property at a fair valuation, reflecting a balanced market stance.
Fair value modelled at €324,901 from 6 comparable sales in the area. Asking €315,000 sits €9,901 (3.0%) below — the upside to fair value.
Asking €315,000 versus the rua Cidade de São Paulo, 24 area baseline of €288,754 (€3,521/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €288,754, adjusted for condition and micro-location, gives a modelled fair value of €324,901 (€3,962/m²), a €9,901 (3.0%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de São Paulo, 24 | Subject | €315,000 | €3,841 | — | 62 | 67 |
| avenida Alves Redol | Active | €285,000 | €4,254 | 10.7% | — | 73 |
| Massamá e Monte Abraão · ba5957 | Active | €359,000 | €4,174 | 8.7% | 68 | 75 |
| Agualva e Mira-Sintra · 828f2e | Active | €300,000 | €3,750 | 2.4% | 65 | 71 |
| Agualva e Mira-Sintra · 1f36a1 | Active | €259,900 | €4,560 | 18.7% | 70 | 66 |
| Median comp | €292,500 | €4,214 | 9.7% | 68 | 72 |
Family rental The 2-bed apartment in União das Freguesias do Cacém e São Marcos can provide stable income with a gross yield of 3.9%, appealing to families seeking suburban living near Lisbon. Given its fair market value relative to the listing price, this property is suitably positioned for long-term tenants looking for a comfortable environment with moderate amenities. Buy-and-hold Investors can consider this property a reasonable buy-and-hold opportunity, as it is fairly priced at €315,000 with a fair value of €324,901. The potential for steady appreciation is supported by location factors, including good access to jobs and amenities while remaining in a low-crime suburban area. Long-term rental With a fair valuation and a gross yield of 3.9%, this apartment is positioned for long-term rental strategies to benefit from consistent rental income over time. The suburban context and moderate liveability make it attractive to tenants desiring stability rather than transient living arrangements.
[Tenant Turnover Risk] With a tenant stability score of 60/100, there is a significant risk of increased turnover, which can lead to higher vacancy rates and associated costs for the property.
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