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, 2-bathroom apartment of 109 m², built in 2009, energy rating B. Located on rua Espregueira Mendes, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes pre-installation for air conditioning and anti-theft electric shutters, enhancing both comfort and security for residents.
The valuation. The asking price of €485,000 is significantly above the fair value of €278,848, indicating an overpriced property with a premium of €206,152 (42.5%). This discrepancy suggests potential buyers should exercise caution. Buy-to-flip angle. With significant renovations already in place, a buy-to-flip strategy may yield a quick profit if the property can attract buyers willing to overlook the asking price relative to its fair value. Buy-to-let angle. The estimated rental income of €1,212 per month translates to a gross yield of 3%, which reflects modest returns in a strong rental market driven by proximity to Lisbon's economic opportunities.
Fair value modelled at €278,848 from the area baseline, adjusted for condition and location. Asking €485,000 sits €206,152 (42.5%) above — overpriced versus fair value.
Asking €485,000 versus the rua Espregueira Mendes area baseline of €378,884 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 82 · Materials 80 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Espregueira Mendes
Area baseline €378,884 + condition +€11,581 + location +€25,177 = modelled fair value of €278,848 (€2,558/m²), a €206,152 (42.5%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Espregueira Mendes | Subject | €485,000 | €4,450 | — | 82 | 76 |
| urbanização da Vila Chã | Active | €475,000 | €2,969 | 33.3% | 75 | 75 |
| avenida Fernando Valle, 100 | Active | €475,000 | €3,800 | 14.6% | 76 | 76 |
| Venteira · 1e6449 | Active | €489,000 | €3,196 | 28.2% | 75 | 74 |
| rua Baden Powell, 1 | Active | €480,000 | €3,692 | 17.0% | 79 | 76 |
| Median comp | €477,500 | €3,444 | 22.6% | 76 | 76 |
Long-term rental Given the demand dynamics of Greater Lisbon, this property faces a significant valuation gap of 42.5%, making it overpriced relative to its fair value of €278,848. With a gross yield of only 3% and a condition rating of 82/100, the potential return does not justify the high asking price, indicating long-term rental may be a less favorable strategy. Buy-and-hold The property's fair value at €278,848 suggests that holding onto an overpriced asset valued at €485,000 could lead to underperformance in the future. Coupled with the 3% gross yield and an 82/100 condition rating, the current price does not align with a sound buy-and-hold strategy, as it may limit capital appreciation potential. Family rental While family rentals can benefit from stability in Greater Lisbon, the €485,000 asking price relative to the fair value signals that this apartment is overpriced by 42.5%. Given the condition rating of 82/100 and a modest yield of 3%, families may find better value elsewhere, making this strategy less appealing for this property.
Tenant turnover risk The tenant stability score of 70/100 suggests potential fluctuations in occupancy, which could impact rental income if vacancies arise unexpectedly.
