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.
3-bedroom, 3-bathroom apartment of 132 m², built in 2018, energy rating C. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment features a sophisticated living area with wood slat paneling and a built-in fireplace, enhancing its modern aesthetic and cozy atmosphere.
The valuation. The asking price of €469,000 is €74,588 (18.9%) above the fair value of €394,412. This property is therefore considered overpriced and does not represent a compelling investment opportunity based on its current valuation.
Fair value modelled at €394,412 from 6 comparable sales in the area. Asking €469,000 sits €74,588 (18.9%) above — overpriced versus fair value.
Asking €469,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €323,711 (€2,452/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €323,711, adjusted for condition and micro-location, gives a modelled fair value of €394,412 (€2,988/m²), a €74,588 (18.9%) gap versus the €469,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 07fc0f | Subject | €469,000 | €3,553 | — | 82 | 73 |
| Rio de Mouro · 7ca939 | Active | €458,500 | €2,920 | 17.8% | 72 | 74 |
| rua Octávio Homem, 21 | Active | €495,000 | €2,403 | 32.4% | 72 | 76 |
| rua Dona Inês de Castro, 8 | Active | €495,000 | €3,300 | 7.1% | 75 | 72 |
| praceta Dona Estefânia, 1A | Active | €630,000 | €3,088 | 13.1% | 82 | 63 |
| Median comp | €495,000 | €3,004 | 15.5% | 74 | 73 |
Long-term rental The property, listed at €469,000, is overpriced by 18.9% compared to its fair value of €394,412, creating a significant barrier for long-term rental profitability. With a gross yield of only 3%, the investment potential diminishes given the clear overvaluation. Family rental While this property is located in a suburban area with good transport links, its current listing price of €469,000 suggests an inflated value relative to the fair assessment at €394,412. Families seeking affordable housing in the region may overlook this opportunity due to the exaggerated pricing, resulting in limited demand for family rentals. Buy-and-hold The buy-and-hold strategy for this property is complicated by its listing price of €469,000, which exceeds the fair market value of €394,412 by 18.9%. Given the current gross yield of 3% and overall neighborhood ratings, the potential for capital appreciation seems unlikely in a market where the investment is already overvalued.
Economic Vulnerability Risk The property's economic stability score of 70 indicates a moderate risk of economic downturns affecting tenant retention and overall property performance.
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