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 105 m², built in 1971, energy rating D. Located on praceta Mário Melo, 45, Massamá e Monte Abraão parish, Sintra municipality, Lisbon district. Noteworthy Features: This newly remodeled apartment boasts a private pantry that can easily be converted back into a second bathroom, enhancing its functional versatility and value.
The valuation. The asking price of €320,000 is significantly above the fair value of €250,567, representing a premium of €69,433 (21.7%). This differentiation indicates that the property is overpriced in the current market context.
Fair value modelled at €250,567 from the area baseline, adjusted for condition and location. Asking €320,000 sits €69,433 (21.7%) above — overpriced versus fair value.
Asking €320,000 versus the praceta Mário Melo, 45 area baseline of €225,330 (€2,146/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praceta Mário Melo, 45
Area baseline €225,330 + condition +€0 + location +€25,237 = modelled fair value of €250,567 (€2,386/m²), a €69,433 (21.7%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Mário Melo, 45 | Subject | €320,000 | €3,048 | — | 72 | 78 |
| União das Freguesias do Cacém e São Marcos · cfdf0b | Active | €288,000 | €3,130 | 2.7% | 73 | 73 |
| rua Oliveira Martins, 5 | Active | €295,000 | €4,041 | 32.6% | 72 | 70 |
| rua Ary dos Santos S / N | Active | €355,000 | €4,128 | 35.4% | 70 | 76 |
| avenida de Aljubarrota S / N | Active | €299,580 | €3,609 | 18.4% | 73 | 80 |
| Median comp | €297,290 | €3,825 | 25.5% | 73 | 75 |
Long-term rental The property’s asking price of €320,000 reflects a 21.7% premium over its fair value of €250,567, indicating that it is overpriced. Additionally, the gross yield of 4% may not justify this elevated price in the long-term rental market. Buy-and-hold With a fair value significantly lower than the listing price, this investment strategy is compromised, as the expected appreciation may not compensate for the initial overpricing. The property’s modest yield of 4% suggests slower growth prospects in a rising interest rate environment. Family rental Although positioned in a neighbourhood with a good tenant quality score of 78/100, the property’s high price diminishes its attractiveness as a family rental. Families may seek more competitively priced options in the area, especially given the gap to fair value of 21.7%.
Economic Sensitivity The property's investment risk is heightened due to its economic stability score of 80/100, suggesting potential vulnerability to economic downturns that could impact tenant retention measured by the tenant stability score of 75/100.
