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 145 m², built in 2006, energy rating C. Located Mina de Água parish, Amadora municipality, Lisbon district. This apartment features a spacious 41 m² garage with an electric gate, accommodating two vehicles, and offers an unobstructed view from the living room balcony.
The valuation. The asking price of €525,000 is €170,382 (32.5%) above the fair value of €354,618, indicating the property is overpriced. This disparity may limit investor appeal and yield potential. Buy-to-flip angle. A buy-to-flip strategy may not yield significant profits due to the inflated acquisition cost, requiring substantial appreciation to cover investment in renovations and market costs. Buy-to-let angle. The estimated gross yield of 2.7% at approximately €1,181 per month suggests limited rental income potential, which may deter long-term investors looking for higher returns.
Fair value modelled at €354,618 from the area baseline, adjusted for condition and location. Asking €525,000 sits €170,382 (32.5%) above — overpriced versus fair value.
Asking €525,000 versus the Mina de Água, Amadora, Lisbon area baseline of €472,700 (€3,260/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 75 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Mina de Água, Amadora, Lisbon
Area baseline €472,700 + condition +€2,945 + location +€29,628 = modelled fair value of €354,618 (€2,446/m²), a €170,382 (32.5%) gap versus the €525,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Mina de Água · 99f40e | Subject | €525,000 | €3,621 | — | 75 | 73 |
| Pontinha e Famões · dbd46d | Active | €389,000 | €3,269 | 9.7% | 72 | 80 |
| praceta Virgínia de Moura, 2 | Active | €390,000 | €3,250 | 10.2% | 75 | 75 |
| avenida Amália Rodrigues, 51 | Active | €495,000 | €3,018 | 16.6% | 74 | 69 |
| rua José da Cunha Bastos, 46 | Active | €450,000 | €3,125 | 13.7% | 73 | 71 |
| Median comp | €420,000 | €3,188 | 12.0% | 74 | 73 |
Long-term rental The property is overpriced at €525,000 compared to a fair value of €354,618, indicating a significant gap of 32.5%. With a gross yield of only 2.7%, it may not generate sufficient returns for long-term rental investors. Family rental At a listing price of €525,000, this property exceeds the fair value of €354,618, highlighting an overpricing of 32.5%. Given the suburban context and moderate condition scores, family rentals may struggle to justify the premium cost associated with this property. Buy-and-hold Currently listed at €525,000, this apartment is valued significantly above its fair worth of €354,618, reflecting a 32.5% overpricing. The combination of low yield and a higher-than-justifiable purchase price makes this property less appealing for a buy-and-hold strategy. Not ideal for short-term rental Short-term rental markets typically require peak pricing and high occupancy which this overpriced property does not support. The current market dynamics suggest that investments in short-term rentals here may yield disappointing returns. Not ideal for luxury market With an asking price that exceeds fair value by 32.5%, this property does not align with the luxury market's expectations in terms of price-to-value ratio. Buyers looking for luxury amenities and services may find better options elsewhere. Not ideal for student housing The €525,000 listing price significantly surpasses the fair value, which may deter budget-conscious students seeking affordable housing. Overpricing can limit demand in this segment, making it a risky investment choice for student housing.
Tenant turnover risk The tenant stability score of 70/100 indicates a higher likelihood of tenant turnover, which may result in increased vacancy periods and associated costs.
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