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 78 m² on the 3rd floor, built in 1993, energy rating D. Located on rua de São João, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. This apartment features exposed ventilation ducts and assorted decorative pink tiling, indicative of typical 1990s design choices that may require updating for modern aesthetics.
The valuation. The asking price of €275,000 is slightly above the fair value of €265,100, resulting in a difference of €9,900, or 3.7%. This property is considered fairly priced within the current market context.
Fair value modelled at €265,100 from 6 comparable sales in the area. Asking €275,000 sits €9,900 (3.7%) above — overpriced versus fair value.
Asking €275,000 versus the rua de São João area baseline of €263,738 (€3,381/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 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 €263,738, adjusted for condition and micro-location, gives a modelled fair value of €265,100 (€3,399/m²), a €9,900 (3.7%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São João | Subject | €275,000 | €3,526 | — | 52 | 73 |
| rua Cardeal Patriarca Dom António Ribeiro, 15 | Active | €255,000 | €3,400 | 3.6% | 60 | 74 |
| rua Melquíades Marques S / N | Active | €300,000 | €3,333 | 5.5% | 55 | 74 |
| avenida da República, 23 | Active | €298,000 | €3,973 | 12.7% | 62 | 79 |
| Agualva e Mira-Sintra · e54ed1 | Active | €271,000 | €3,474 | 1.5% | — | 72 |
| Median comp | €284,500 | €3,437 | 2.5% | 60 | 74 |
Long-term rental The property presents a fair investment opportunity with a yield of 3.9%, which is within the desirable range for long-term rentals. Its proximity to Lisbon ensures steady demand for tenants, supported by the neighbourhood’s decent quality score of 73/100. Family rental A 2-bed apartment in União das Freguesias do Cacém e São Marcos, assessed at a fair value, can cater well to family renters seeking affordable living close to Lisbon. The neighbourhood's amenities and family-friendly features enhance its potential appeal to this demographic. Buy-and-hold This property, priced fairly against its fair value, offers a stable option for a buy-and-hold strategy, leveraging consistent tenant demand driven by economic stability in the wider Lisbon area. Given its condition score of 57/100, moderate renovations could further enhance its attractiveness and long-term value appreciation.
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate risk of turnover, which could lead to increased vacancy periods and lost rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
