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 on the 5th floor, built in 1995, energy rating C. Located on rua Melquíades Marques, 19, União das Freguesias do Cacém e São Marcos parish, Sintra municipality, Lisbon district. Noteworthy Features: This apartment boasts a balcony with views overlooking the surrounding commercial areas, and comes with a rare storage room on the 5th floor.**
The valuation. The asking price of €265,000 is significantly above the fair value of €168,430, indicating an overvaluation of €96,570 (36.4%). This property is overpriced based on current market conditions and comparable sales in the area.
Fair value modelled at €168,430 from the area baseline, adjusted for condition and location. Asking €265,000 sits €96,570 (36.4%) above — overpriced versus fair value.
Asking €265,000 versus the rua Melquíades Marques, 19 area baseline of €236,475 (€3,153/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 70 · Materials 65 · Room dimensions 67). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Melquíades Marques, 19
Area baseline €236,475 + condition -€10,547 + location +€18,026 = modelled fair value of €168,430 (€2,246/m²), a €96,570 (36.4%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Melquíades Marques, 19 | Subject | €265,000 | €3,533 | — | 70 | 78 |
| rua Cidade de São Paulo, 5A | Active | €315,000 | €3,621 | 2.5% | 70 | 76 |
| praceta João de Deus, 1 | Active | €298,000 | €4,027 | 14.0% | 55 | 74 |
| rua do Olival | Active | €335,000 | €4,241 | 20.0% | 75 | 75 |
| União das Freguesias do Cacém e São Marcos · dc1548 | Active | €318,800 | €3,707 | 4.9% | 63 | 75 |
| Median comp | €316,900 | €3,867 | 9.4% | 67 | 75 |
Family rental The property’s listing price of €265,000 is significantly higher than its fair value of €168,430, indicating that it is overpriced by 36.4%. With a gross yield of 4.1% and a condition score of 66/100, the investment may not attract families seeking value in a competitive market. Long-term rental Given the property’s overpriced nature at €265,000 compared to its fair value of €168,430, it may struggle to provide the expected returns in a long-term rental context. The gross yield of 4.1% indicates a lower-than-ideal opportunity for long-term investors, especially in a suburban area like União das Freguesias do Cacém e São Marcos. Buy-and-hold While buying and holding the property could be a strategy for future appreciation, the current price of €265,000 reflects a 36.4% premium over its fair value of €168,430, making it overpriced. Investors may find better opportunities elsewhere, given the modest 4.1% gross yield and the property’s fair condition.
Tenant turnover risk High tenant turnover may lead to increased vacancy rates, particularly given the tenant stability score of 70/100, which suggests potential challenges in retaining quality tenants.
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