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.
1-bedroom, 1-bathroom apartment of 53 m², built in 1984, energy rating E. Located on praceta do Lagar, Mina de Água parish, Amadora municipality, Lisbon district. This apartment features high-quality double-glazed windows and electric shutters, enhancing energy efficiency and sound insulation in a bright, modern living space.
The valuation. The asking price of €249,000 is significantly above fair value of €133,350, representing a markup of €115,650 (46.4%). This property can be considered overpriced given its current market assessment.
Fair value modelled at €133,350 from the area baseline, adjusted for condition and location. Asking €249,000 sits €115,650 (46.4%) above — overpriced versus fair value.
Asking €249,000 versus the praceta do Lagar area baseline of €172,780 (€3,260/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 76 · Materials 81 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta do Lagar
Area baseline €172,780 + condition +€3,395 + location +€12,242 = modelled fair value of €133,350 (€2,516/m²), a €115,650 (46.4%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta do Lagar | Subject | €249,000 | €4,698 | — | 76 | 76 |
| rua da Venteira | Active | €239,900 | €3,933 | 16.3% | 73 | 62 |
| rua Correia Teles, 16 | Active | €219,000 | €3,982 | 15.2% | 76 | 73 |
| rua Agostinho da Silva, 10 | Active | €330,000 | €4,583 | 2.4% | 73 | 70 |
| Queluz e Belas · 0900d4 | Active | €280,000 | €3,373 | 28.2% | 80 | 81 |
| Median comp | €259,950 | €3,958 | 15.8% | 75 | 72 |
Long-term rental The current list price of €249,000 for the 1-bed apartment in Mina de Água reflects a significant 46.4% markup from its fair value of €133,350, indicating that the property is overpriced. With a gross yield of only 3.6%, the financial viability of a long-term rental strategy is diminished, making it less attractive for potential investors. Family rental Although the neighborhood offers reasonable amenities and safety, the substantial disconnect between the listing price and fair value suggests the property is overpriced at €249,000. Such a premium price limits accessibility for families seeking long-term housing options, making this strategy less compelling. Buy-and-hold Given the fair value of €133,350, the 1-bed apartment's asking price of €249,000 indicates an overpriced situation that may hinder appreciation over time. This inflated valuation, coupled with a modest gross yield of 3.6%, restricts the attractiveness of a buy-and-hold investment approach. Not ideal for: Short-term vacation rental The 46.4% gap between the listing price and its fair value means that pursuing a short-term vacation rental strategy may not yield adequate returns considering market saturation and competition. Luxury market Priced at €249,000, the apartment does not align with luxury market expectations, and with current fair value metrics indicating it is overpriced, it lacks appeal in this segment. Student housing The high listing price compared to its fair value implies that the property is overpriced, which negates the value for investors looking to cater to the student housing market that often favors lower-cost accommodations.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential for higher turnover rates, which could lead to increased vacancy and associated costs for the property.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
