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.
5-bedroom, 2-bathroom duplex of 149 m², energy rating D. Located Encosta do Sol parish, Amadora municipality, Lisbon district. Unique Feature: This duplex includes a completely independent T3 basement, providing a versatile living arrangement ideal for multi-generational families or as a strong rental income opportunity.
The valuation. The asking price of €380,000 sits €27,792 (7.3%) above the fair value of €352,208, indicating that the property is overpriced. This discrepancy suggests cautious investment should be exercised. Buy-to-flip angle. A buy-to-flip strategy may not be advisable given the elevated asking price; potential resale could face challenges during negotiations. Focusing on cosmetic updates may yield a moderate return if timed appropriately. Buy-to-let angle. The current zero gross yield indicates that the property is not producing rental income, which limits its attractiveness for a buy-to-let strategy. Developers will need to enhance property appeal to attract tenants and generate revenue.
Fair value modelled at €352,208 from the area baseline, adjusted for condition and location. Asking €380,000 sits €27,792 (7.3%) above — overpriced versus fair value.
Asking €380,000 versus the Encosta do Sol, Amadora, Lisbon area baseline of €474,714 (€3,186/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 75 · Materials 70 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Encosta do Sol, Amadora, Lisbon
Area baseline €474,714 + condition -€6,519 + location +€27,798 = modelled fair value of €352,208 (€2,364/m²), a €27,792 (7.3%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Encosta do Sol · 9371e9 | Subject | €380,000 | €2,550 | — | 75 | 71 |
| Pontinha e Famões · 02422d | Active | €595,000 | €2,380 | 6.7% | 78 | 75 |
| Falagueira-Venda Nova · 25f80b | Active | €425,000 | €3,542 | 38.9% | 70 | 78 |
| rua Cândido dos Reis, 40 2º | Active | €179,000 | €2,081 | 18.4% | — | 73 |
| Encosta do Sol · 25f521 | Active | €389,900 | €2,671 | 4.7% | 70 | 74 |
| Median comp | €407,450 | €2,526 | 1.0% | 70 | 75 |
Long-term rental The property at Encosta do Sol is currently overpriced at €380,000 compared to its fair value of €352,208, with a gap of 7.3%. The 0% gross yield further indicates it may not be a viable option for long-term rental income in its current state. Family rental With a condition score of 72/100 and a neighbourhood score of 71/100, the duplex may appeal to families seeking suburban living near Lisbon. However, given the current pricing, potential returns for family rentals are non-existent due to its gross yield at 0%. Buy-and-hold Acquiring this property as a buy-and-hold investment is questionable, as a fair value assessment indicates it is overpriced. Investing in a property that yields 0% gross income would likely hinder growth and limit returns over time.
Tenant turnover risk The tenant stability score of 65/100 indicates potential volatility in occupancy rates, which could lead to increased vacancy periods and associated costs.
