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 60 m², built in 1956, energy rating D. Located on rua Doutor Manuel de Arriaga, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes two balconies, providing outdoor space, and is located in a quiet building near the Theatre School and Central Park of Amadora.
The valuation. The asking price of €264,000 exceeds the fair value of €130,244 by €133,756, indicating the property is overpriced by 50.7%. This misalignment suggests a lack of potential for immediate financial return on investment.
Fair value modelled at €130,244 from the area baseline, adjusted for condition and location. Asking €264,000 sits €133,756 (50.7%) above — overpriced versus fair value.
Asking €264,000 versus the rua Doutor Manuel de Arriaga area baseline of €133,260 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 (Condition 54 · Materials 60 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor Manuel de Arriaga
Area baseline €133,260 + condition -€16,875 + location +€13,859 = modelled fair value of €130,244 (€2,171/m²), a €133,756 (50.7%) gap versus the €264,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Manuel de Arriaga | Subject | €264,000 | €4,400 | — | 54 | 76 |
| rua de Porto Santo, 1 | Active | €255,000 | €4,048 | 8.0% | 60 | 73 |
| Águas Livres · cfdc13 | Active | €250,000 | €3,676 | 16.4% | 52 | 80 |
| rua Doutor Manuel de Arriaga | Active | €264,000 | €4,400 | 0% | 62 | 72 |
| avenida Principal | Active | €165,000 | €2,750 | 37.5% | — | 75 |
| Median comp | €252,500 | €3,862 | 12.2% | 60 | 74 |
Long-term rental The 2-bed apartment in Mina de Água is currently overpriced, with a fair value of €130,244 compared to the asking price of €264,000, representing a significant gap of 50.7%. Although the area benefits from a decent tenant quality score of 76/100, the gross yield of 4.3% does not justify such a high price. Family rental As a family rental opportunity, this property is overpriced with a listing price that far exceeds the fair value benchmark by 50.7%. While the neighbourhood offers good amenities and safety, the inflated price may deter potential tenants seeking affordable family housing. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable, given the large discrepancy between its asking price of €264,000 and the fair value of €130,244, resulting in being overpriced by 50.7%. Furthermore, the condition score of 57/100 raises concerns about the potential for long-term value appreciation in a challenging market environment.
Tenant turnover risk With both economic and tenant stability scores at 75/100, there is a potential risk of higher than average tenant turnover, which could lead to increased vacancy rates and associated costs.
