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 75 m², energy rating D. Located on rua Melquíades Marques, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: The apartment boasts high-quality electric shutters for enhanced security and energy efficiency, alongside a spacious balcony offering unobstructed views of the surrounding area. Location: Situated in a vibrant neighborhood with easy access to public transport and essential services, ensuring convenient living in Agualva-Cacém.
The valuation. The asking price of €320,000 sits significantly above the fair value of €186,420, indicating a difference of €133,580 (41.7%). This property is overpriced according to market metrics.
Fair value modelled at €186,420 from the area baseline, adjusted for condition and location. Asking €320,000 sits €133,580 (41.7%) above — overpriced versus fair value.
Asking €320,000 versus the rua Melquíades Marques area baseline of €222,900 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 85 · Materials 82 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Melquíades Marques
Area baseline €222,900 + condition +€9,375 + location +€16,095 = modelled fair value of €186,420 (€2,486/m²), a €133,580 (41.7%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Melquíades Marques | Subject | €320,000 | €4,267 | — | 85 | 75 |
| avenida dos Bons Amigos, 600 | Active | €255,000 | €3,643 | 14.6% | 76 | 76 |
| praceta Dom Nuno Álvares Pereira, 1 | Active | €279,000 | €3,986 | 6.6% | 75 | 70 |
| Agualva e Mira-Sintra · 023c86 | Active | €289,500 | €3,860 | 9.5% | 85 | 76 |
| rua Cidade de Madrid | Active | €310,000 | €4,429 | 3.8% | 85 | 74 |
| Median comp | €284,250 | €3,923 | 8.1% | 81 | 75 |
Long-term rental The long-term rental strategy for this property is not ideal given its listing price of €320,000 versus a fair value of €186,420, indicating a 41.7% gap that suggests it is overpriced. With a gross yield of only 3.4%, potential rental income may not justify the investment cost. Family rental Utilizing this property as a family rental may appeal due to its size and location, but the current price of €320,000 is significantly above the fair value of €186,420, marking it as overpriced. The yield of 3.4% implies limited return potential for family tenants, which could hinder long-term profitability. Buy-and-hold Adopting a buy-and-hold strategy is challenging here, as the listing price of €320,000 cannot be justified against a fair value of €186,420, resulting in a verdict of overpriced. The expected low yield of 3.4% indicates that future appreciation might not offset the initial overvaluation in a suburban market context.
Economic Dependency Risk The economic stability score of 85 suggests a strong environment, but a tenant stability score of 75 indicates potential fluctuations in occupancy rates, which could affect cash flow.
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