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 63 m². Located on rua 17 de Setembro, 14, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: This 6th-floor apartment benefits from exceptional natural light and a central location that provides easy access to public transport and local amenities.
The valuation. The asking price of €220,000 is significantly above the fair value of €132,352, representing an overpricing of €87,648 (39.8%). This indicates that the property does not offer a favorable entry point for investors. Buy-to-flip angle. A buy-and-flip strategy would require substantial renovations to enhance the overall quality, which is currently at 55/100. Upgrading the kitchen and bathroom could attract buyers willing to pay a premium. Buy-to-let angle. With an estimated gross yield of 5%, generating approximately €917 per month makes it a viable candidate for long-term rental. This strategy could capitalize on the suburban appeal and proximity to Lisbon's metro system.
Fair value modelled at €132,352 from the area baseline, adjusted for condition and location. Asking €220,000 sits €87,648 (39.8%) above — overpriced versus fair value.
Asking €220,000 versus the rua 17 de Setembro, 14 area baseline of €205,380 (€3,260/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 60 · Materials 55 · Room dimensions 57). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua 17 de Setembro, 14
Area baseline €205,380 + condition -€19,884 + location +€12,313 = modelled fair value of €132,352 (€2,101/m²), a €87,648 (39.8%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 17 de Setembro, 14 | Subject | €220,000 | €3,492 | — | 60 | 72 |
| Falagueira-Venda Nova · f36692 | Active | €295,000 | €4,214 | 20.7% | 60 | 76 |
| estrada Salgados | Active | €279,000 | €3,986 | 14.1% | 60 | 72 |
| avenida Pedro Álvares Cabral | Active | €282,500 | €4,484 | 28.4% | 56 | 74 |
| Queluz e Belas · 38becb | Active | €265,000 | €2,366 | 32.2% | — | 76 |
| Median comp | €280,750 | €4,100 | 17.4% | 60 | 75 |
Long-term rental Given the apartment's current listing price of €220,000, which is 39.8% above its fair value of €132,352, an investment in long-term rental is not justified. The gross yield of 5% may appear attractive, but the overpriced nature of this property undermines its potential for long-term cash flow stability. Family rental This 2-bed apartment in Mina de Água, listed at €220,000, is priced significantly higher than its fair value, making it less appealing for family rental purposes. Families typically seek reasonable rent-to-value ratios, and this property’s excessive price negates its suitability for long-term family occupancy. Buy-and-hold Despite the proximity to Lisbon's metro system and the apartment's decent neighborhood rating of 72/100, the price tag of €220,000 indicates the property is overpriced. Buying and holding this asset is likely to yield disappointing appreciation due to its 39.8% gap from fair value, making it an unfavorable long-term investment choice.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher turnover and associated vacancy costs affecting cash flow.
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