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 135 m², built in 1994, energy rating C. Located on rua Marquês Pombal, 122, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment includes a cozy fireplace in the spacious living room, enhancing comfort during cooler months, and boasts two dedicated parking spaces for convenience.
The valuation. The asking price of €419,000 exceeds the fair value of €306,858 by €112,142, representing a 26.8% overpricing. This discrepancy indicates the property is overpriced and may not be a viable option for immediate investment.
Fair value modelled at €306,858 from the area baseline, adjusted for condition and location. Asking €419,000 sits €112,142 (26.8%) above — overpriced versus fair value.
Asking €419,000 versus the rua Marquês Pombal, 122 area baseline of €289,710 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 68 · Materials 70 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 83/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Marquês Pombal, 122
Area baseline €289,710 + condition -€21,094 + location +€38,242 = modelled fair value of €306,858 (€2,273/m²), a €112,142 (26.8%) gap versus the €419,000 asking price.
Long-term rental The current listing price of €419,000 represents a 26.8% premium over the fair value of €306,858, making this property less attractive for long-term rental investments. With a gross yield of only 3.3%, the returns do not justify the high entry cost in the rapidly growing Lisbon suburb market. Buy-and-hold Despite the property being located in an area with strong demand and amenities, the valuation of €419,000 exceeds the fair value by 26.8%, indicating a potential loss on investment if market conditions change. Investors may find better value opportunities elsewhere in the market that align with buy-and-hold strategies, preserving capital over time. Family rental The 2-bed apartment is positioned in a favorable family-friendly neighborhood; however, its asking price of €419,000 reflects a 26.8% gap from fair value, suggesting it is overpriced. Families typically seek reasonable rental rates and may be deterred by the inflated cost, lowering potential demand in the family rental segment.
Tenant turnover risk: With a tenant stability score of 75/100, there is a moderate risk of turnover affecting rental income, leading to potential vacancies and associated costs during transition periods.
