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.
6-bedroom, 3-bathroom house of 275 m², built in 1968, energy rating D. Located on rua Eduardo Coelho, 12, Alfragide parish, Amadora municipality, Lisbon district. Key Feature: The property is set within a lush 1,066 m² lot featuring century-old trees and multiple outdoor patios, providing exceptional privacy and the potential for an exclusive private community. Investment Potential: The option to expand the main house or convert the annex into multifunctional spaces enhances its appeal for renovation or redevelopment projects.
The valuation. The asking price of €1,850,000 is substantially above the fair value of €523,610, resulting in a significant overvaluation of €1,326,390 (71.7%). This property is overpriced.
Fair value modelled at €523,610 from the area baseline, adjusted for condition and location. Asking €1,850,000 sits €1,326,390 (71.7%) above — overpriced versus fair value.
Asking €1,850,000 versus the rua Eduardo Coelho, 12 area baseline of €939,400 (€3,416/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 41/100 (Condition 38 · Materials 45 · Room dimensions 45). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Eduardo Coelho, 12
Area baseline €939,400 + condition -€148,242 + location +€61,078 = modelled fair value of €523,610 (€1,904/m²), a €1,326,390 (71.7%) gap versus the €1,850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Eduardo Coelho, 12 | Subject | €1,850,000 | €6,727 | — | 38 | 75 |
| Benfica · 93750d | Active | €1,050,000 | €7,000 | 4.1% | — | 82 |
| rua Clube Atlético e Recreativo do Caramão, 38 | Active | €460,000 | €6,970 | 3.6% | 20 | 74 |
| rua Raquel Bastos | Active | €1,440,000 | €8,889 | 32.1% | 62 | 76 |
| rua Professor Doutor Egas Moniz, 53 | Active | €685,000 | €1,980 | 70.6% | 50 | 78 |
| Median comp | €867,500 | €6,985 | 3.8% | 50 | 77 |
Long-term rental The property is overpriced at €1,850,000 compared to its fair value of €523,610, presenting a significant 71.7% gap. With a gross yield of only 2.6%, long-term rental is unlikely to generate sufficient returns given the investment cost. Family rental At €1,850,000, this 6-bed house is overpriced, especially when the fair value is only €523,610, indicating a substantial disparity. Although the neighborhood scores 75/100, the low yield of 2.6% suggests that this property may not attract families looking for value. Buy-and-hold The buy-and-hold strategy is compromised by the property's 71.7% gap from fair value, making it overpriced at €1,850,000 against a fair value of €523,610. Given the low yield of 2.6% and its current condition rating of 41/100, future appreciation prospects appear limited, making this a questionable long-term investment.
Tenant turnover risk Increased tenant turnover is likely due to a tenant stability score of 70/100, which could lead to higher vacancy rates and associated costs of 30%.
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