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 82 m² on the 1st floor, built in 1994, energy rating F. Located on rua Cidade de São Salvador, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment boasts premium modern elements like backlit wall features and recessed cove lighting, enhancing its highly renovated interior aesthetic and functionality.
The valuation. The asking price of €368,000 is €48,151 (15.1%) above the fair value of €319,849, indicating the property is overpriced. This discrepancy represents an essential consideration for potential investors. Buy-to-flip angle. A quick resale strategy would aim to capitalize on market appreciation and renovation potential, ideally realizing a profit through a targeted upgrade plan. Given the current demand, a well-timed flip could yield significant returns. Buy-to-let angle. With an estimated gross yield of 3.3%, generating around €1,012 per month in rental income provides a steady cash flow. This strategy is supported by the suburban setting, appealing to families seeking long-term rental options.
Fair value modelled at €319,849 from 6 comparable sales in the area. Asking €368,000 sits €48,151 (15.1%) above — overpriced versus fair value.
Asking €368,000 versus the rua Cidade de São Salvador area baseline of €255,379 (€3,114/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €255,379, adjusted for condition and micro-location, gives a modelled fair value of €319,849 (€3,901/m²), a €48,151 (15.1%) gap versus the €368,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de São Salvador | Subject | €368,000 | €4,488 | — | 85 | 76 |
| rua Cidade de Setúbal, 7 | Active | €310,000 | €4,429 | 1.3% | 78 | 66 |
| Massamá e Monte Abraão · 4a4571 | Active | €320,000 | €4,103 | 8.6% | 72 | 69 |
| Massamá e Monte Abraão · 3a71f6 | Active | €270,000 | €3,699 | 17.6% | 80 | 73 |
| União das Freguesias do Cacém e São Marcos · dc13b4 | Active | €269,900 | €3,697 | 17.6% | 74 | 77 |
| Median comp | €290,000 | €3,901 | 13.1% | 76 | 71 |
Long-term rental Given the listing price of €368,000 versus a fair value of €319,849, this property is overpriced by 15.1%, which significantly limits the potential for strong long-term cash flows. The 3.3% gross yield is modest, indicating a less favorable return on investment in the current market context. Family rental While the property is situated in a suburban Lisbon environment with good amenities and safety, its current pricing makes it less appealing for families seeking value. The combination of an overpriced listing and a modest yield reduces the attractiveness for long-term family leases. Buy-and-hold Although the apartment has a good condition score of 80/100 and is located in a desirable neighborhood, its 15.1% gap from fair value suggests that potential appreciation may be limited. Investors should reconsider the buy-and-hold strategy due to the risk associated with acquiring an overpriced asset that may not yield significant returns. Not ideal for The property is not suitable for student housing or short-term vacation rentals due to its suburban location, which lacks the vibrant atmosphere typically preferred by these tenants. Furthermore, the pricing further exacerbates the challenges in attracting such transient rental demographics due to competitive listings offering better value.
Potential Tenant Turnover The combination of a tenant stability score of 73/100 suggests potential for increased turnover, which could impact rental income reliability.
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