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 81 m² on the 1st floor, built in 1972, energy rating D. Located União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Key Feature: The apartment boasts two enclosed balconies providing unobstructed views and an integrated laundry area, enhancing its practical living experience in a well-connected location.
The valuation. The asking price of €285,000 is €22,597 (8.6%) above the fair value of €262,403, indicating that the property is priced fairly within the current market context.
Fair value modelled at €262,403 from 6 comparable sales in the area. Asking €285,000 sits €22,597 (8.6%) above — overpriced versus fair value.
Asking €285,000 versus the União das Freguesias do Cacém e São Marcos, Sintra, Lisbon area baseline of €244,012 (€3,012/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €244,012, adjusted for condition and micro-location, gives a modelled fair value of €262,403 (€3,240/m²), a €22,597 (8.6%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Cacém e São Marcos · 07fcb5 | Subject | €285,000 | €3,519 | — | 62 | 73 |
| rua Domingos Paiva, 1 | Active | €320,000 | €3,232 | 8.1% | 62 | 72 |
| rua Hermenegildo Capelo, 6 | Active | €260,000 | €3,250 | 7.6% | 58 | 78 |
| rua Rainha Santa Isabel, 67 | Active | €290,000 | €3,021 | 14.1% | 68 | 65 |
| rua Colaride, 16 | Active | €250,000 | €3,247 | 7.7% | 62 | 74 |
| Median comp | €275,000 | €3,240 | 7.9% | 62 | 73 |
Long-term rental Given its fair valuation with a gap of 8.6%, this property presents a stable long-term rental opportunity with a gross yield of 4.1%. The suburban location near Lisbon, coupled with access to amenities and good schools, enhances its attractiveness to potential tenants seeking long-term housing. Family rental With a condition score of 63/100 and a neighbourhood quality of 73/100, this property is suitable for family rentals, appealing to families looking for a suburban lifestyle close to Lisbon. The lower crime rates in the area further position the property as a safe choice for families. Buy-and-hold The property’s fair value suggests that it can retain its worth over time, making it a viable option for a buy-and-hold strategy. The combination of decent yield and favorable location conditions indicates potential for appreciation in value as the surrounding area continues to develop. Not ideal for short-term vacation rental Due to its suburban setting and moderate amenities, this property is not suited for short-term vacation rentals. The long-term residential characteristics of the area may not attract transient tourists or short-stay guests. Not ideal for student housing While proximity to Lisbon offers accessibility, this property lacks the necessary appeal for student housing given its suburban nature. The property is better suited for families or long-term residents rather than transient student renters.
Economic Vulnerability The property may face a risk due to its economic stability score of 70/100, indicating that any downturn in the local economy could negatively impact rental income and property values.
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