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 76 m², built in 1988, energy rating D. Located Encosta do Sol parish, Amadora municipality, Lisbon district. This apartment features a contemporary open-plan layout that maximizes natural light, enhancing the inviting atmosphere of the living spaces.
The valuation. The asking price of €289,000 is significantly above the fair value of €180,457, creating a disparity of €108,543 (37.6%). This property is clearly overpriced, making it less attractive for immediate purchase.
Fair value modelled at €180,457 from the area baseline, adjusted for condition and location. Asking €289,000 sits €108,543 (37.6%) above — overpriced versus fair value.
Asking €289,000 versus the Encosta do Sol, Amadora, Lisbon area baseline of €242,136 (€3,186/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 70 · Materials 74 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 75 · Economic 82 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Encosta do Sol, Amadora, Lisbon
Area baseline €242,136 + condition -€7,244 + location +€18,905 = modelled fair value of €180,457 (€2,374/m²), a €108,543 (37.6%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Encosta do Sol · 93736d | Subject | €289,000 | €3,803 | — | 70 | 78 |
| Águas Livres · 25f6de | Active | €299,000 | €3,785 | 0.5% | 70 | 81 |
| rua Duarte Pacheco Pereira, 33 | Active | €359,500 | €4,494 | 18.2% | 70 | 78 |
| rua Ary dos Santos S / N | Active | €355,000 | €4,128 | 8.6% | 70 | 76 |
| rua Oliveira Martins, 5 | Active | €295,000 | €4,041 | 6.3% | 72 | 70 |
| Median comp | €327,000 | €4,085 | 7.4% | 70 | 77 |
Long-term rental While the property is located in a high-demand area close to Lisbon, its current listing price of €289,000 significantly exceeds its fair value of €180,457, resulting in a gap of 37.6%. This situation puts pressure on achieving a competitive yield, as the gross yield of 4.4% does not adequately compensate for the overpricing. Buy-and-hold Investing in this property for a buy-and-hold strategy may not be advantageous due to its overpriced status; at €289,000, the acquisition cost far exceeds its fair value estimate. The potential for long-term appreciation is limited considering prevailing market conditions and the 69/100 condition score which suggests future maintenance may be necessary. Family rental Although the property is situated in a neighborhood rated 78/100 with decent tenant quality, its listing price of €289,000 is unjustified given the fair value of €180,457. This discrepancy raises concerns regarding attractiveness to long-term family tenants, especially when competing options may provide better value at lower price points.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
