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 66 m², energy rating E. Located on rua 9 de Abril, 172, Mina de Água parish, Amadora municipality, Lisbon district. This apartment features two enclosed balconies providing additional living space and maximizing the use of natural light throughout the home.
The valuation. The asking price of €258,000 is significantly above the fair value of €153,059, representing an overvaluation of €104,941 (40.7%). This makes the property less attractive for immediate investment purposes.
Fair value modelled at €153,059 from the area baseline, adjusted for condition and location. Asking €258,000 sits €104,941 (40.7%) above — overpriced versus fair value.
Asking €258,000 versus the rua 9 de Abril, 172 area baseline of €146,586 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 65 · Room dimensions 71). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 78 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua 9 de Abril, 172
Area baseline €146,586 + condition -€7,012 + location +€13,486 = modelled fair value of €153,059 (€2,319/m²), a €104,941 (40.7%) gap versus the €258,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 9 de Abril, 172 | Subject | €258,000 | €3,909 | — | 70 | 73 |
| avenida José Elias Garcia | Active | €187,000 | €2,968 | 24.1% | 62 | 75 |
| rua Domingos Reis Quita, 5 | Active | €264,500 | €3,391 | 13.3% | 70 | 69 |
| avenida José Elias Garcia | Active | €250,000 | €3,333 | 14.7% | 65 | 75 |
| rua Carvalho Araújo | Active | €270,000 | €3,375 | 13.7% | 60 | 74 |
| Median comp | €257,250 | €3,354 | 14.2% | 64 | 75 |
Long-term rental This 2-bedroom apartment in Mina de Água, Amadora, is currently listed at €258,000, which is 40.7% above its fair value of €153,059. Given its gross yield of 4.4% and decent condition rating of 68/100, this property is not ideal for long-term rental investment due to its high price point. Family rental The listing price of €258,000 far exceeds the calculated fair value of €153,059, suggesting that the property is overpriced by 40.7%. Although the family-friendly neighborhood offers good school access, the yield of 4.4% does not justify this investment for family rentals. Buy-and-hold With a current market price of €258,000, which is significantly above the fair value of €153,059, the 40.7% gap indicates that this property should be viewed as overpriced for a buy-and-hold strategy. The neighborhood's solid amenities and safety are overshadowed by the unattractive yield of 4.4%, making it a less viable long-term investment choice.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which could disrupt rental income and increase vacancy costs.
