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.
3-bedroom, 2-bathroom apartment of 146 m², energy rating D. Located Encosta do Sol parish, Amadora municipality, Lisbon district. This property features a spacious 45 m² living room with a fireplace, perfect for entertaining, and benefits from three fronts enhancing its natural light and ventilation.
The valuation. The asking price of €389,900 is significantly above the fair value of €337,119, marking an overpriced situation by €52,781 (13.5%). This suggests that the property may not be a sound investment at the current asking price.
Fair value modelled at €337,119 from the area baseline, adjusted for condition and location. Asking €389,900 sits €52,781 (13.5%) above — overpriced versus fair value.
Asking €389,900 versus the Encosta do Sol, Amadora, Lisbon area baseline of €324,266 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 74 · Materials 68 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 68/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Encosta do Sol, Amadora, Lisbon
Area baseline €324,266 + condition -€10,494 + location +€23,347 = modelled fair value of €337,119 (€2,309/m²), a €52,781 (13.5%) gap versus the €389,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Encosta do Sol · 023b1d | Subject | €389,900 | €2,671 | — | 74 | 68 |
| Encosta do Sol · 25f521 | Active | €389,900 | €2,671 | 0% | 70 | 74 |
| Mina de Água · 4bc63f | Active | €370,000 | €2,721 | 1.9% | 70 | 71 |
| rua Cândido dos Reis, 40 2º | Active | €179,000 | €2,081 | 22.1% | — | 73 |
| Odivelas · 82c6fa | Active | €430,000 | €2,886 | 8.1% | 71 | 76 |
| Median comp | €379,950 | €2,696 | 1.0% | 70 | 74 |
Long-term rental The 3-bed apartment in Encosta do Sol is priced at €389,900, which is 13.5% above its fair value of €337,119, thus indicating it is overpriced in the current market. With a gross yield of 3.4%, the investment returns are less attractive, especially given the average condition rating of 70/100 and a neighbourhood score of 68/100. Family rental With a listing price of €389,900 and a fair value of €337,119, this property is overpriced by 13.5%, which may deter potential family renters seeking affordable options. While the proximity to Lisbon does provide some appeal, the gross yield of 3.4% coupled with an average neighbourhood score makes it a less compelling choice for family rentals. Buy-and-hold At €389,900, the 3-bed apartment in Encosta do Sol is overpriced as it exceeds its fair value of €337,119 by 13.5%, making it a less favorable buy-and-hold investment. The potential returns are limited by a gross yield of 3.4% and average ratings in both condition and neighbourhood, suggesting that this investment may not appreciate as anticipated over the long term.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher potential for turnover, which could result in increased costs and vacancy periods for the property.
