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, built in 2000, energy rating D. Located Encosta do Sol parish, Amadora municipality, Lisbon district. This apartment features three façades, enhancing natural light throughout the well-lit spaces, and includes a generous living room with a fireplace, ideal for gatherings.
The valuation. The asking price of €389,900 exceeds the fair value of €353,114 by €36,786, representing a 9.4% overvaluation. This price point suggests a need for future negotiation or price adjustment to align with market expectations.
Fair value modelled at €353,114 from the area baseline, adjusted for condition and location. Asking €389,900 sits €36,786 (9.4%) 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 74/100 (Condition 70 · Materials 78 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 75 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Encosta do Sol, Amadora, Lisbon
Area baseline €324,266 + condition -€2,281 + location +€31,130 = modelled fair value of €353,114 (€2,419/m²), a €36,786 (9.4%) gap versus the €389,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Encosta do Sol · 25f521 | Subject | €389,900 | €2,671 | — | 70 | 74 |
| Odivelas · 82c6fa | Active | €430,000 | €2,886 | 8.1% | 71 | 76 |
| Encosta do Sol · 023b1d | Active | €389,900 | €2,671 | 0% | 74 | 68 |
| Pontinha e Famões · 1e6447 | Active | €335,000 | €2,659 | 0.4% | 73 | 73 |
| rua Cândido dos Reis, 40 2º | Active | €179,000 | €2,081 | 22.1% | — | 73 |
| Median comp | €362,450 | €2,665 | 0.2% | 73 | 73 |
Long-term rental The property is priced at €389,900, which is 9.4% above its fair value of €353,114, indicating it is overpriced for long-term rental strategies. The low 3.4% gross yield reflects limited rental cash flow, which may deter potential long-term tenants in a suburban setting. Family rental Valued at €389,900, this apartment sits 9.4% above the fair valuation of €353,114, suggesting a pricing challenge for family rentals. Given the suburban residential character and a neighborhood rating of 74/100, demand may not justify the current price point. Buy-and-hold At a listing price of €389,900, which is 9.4% higher than the fair value of €353,114, the investment is overpriced for a buy-and-hold strategy. While the property is located in a neighborhood with decent amenities, the low yield of 3.4% may hinder long-term appreciation potential. Not ideal for Luxury market, Short-term vacation rental, Student housing.
Tenant turnover risk A tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which may lead to increased vacancy rates and associated costs.
