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, 2-bathroom apartment of 144 m², built in 2006, energy rating C. Located on rua José da Cunha Bastos, 46, Mina de Água parish, Amadora municipality, Lisbon district. The apartment features a separate pantry adjacent to the kitchen, enhancing storage convenience, and boasts a whirlpool bathtub in the suite for a luxurious bathing experience.
The valuation. The asking price of €450,000 sits significantly above the fair value of €341,064, representing an overvaluation of €108,936 (24.2%). This reflects a pricing strategy that does not align with market expectations.
Fair value modelled at €341,064 from the area baseline, adjusted for condition and location. Asking €450,000 sits €108,936 (24.2%) above — overpriced versus fair value.
Asking €450,000 versus the rua José da Cunha Bastos, 46 area baseline of €319,824 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 73 · Materials 75 · Room dimensions 71). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua José da Cunha Bastos, 46
Area baseline €319,824 + condition -€5,625 + location +€26,865 = modelled fair value of €341,064 (€2,369/m²), a €108,936 (24.2%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José da Cunha Bastos, 46 | Subject | €450,000 | €3,125 | — | 73 | 71 |
| rua Ramalho Ortigão, 13 | Active | €320,000 | €3,902 | 24.9% | 70 | 77 |
| rua da Holanda, 2 | Active | €380,000 | €3,167 | 1.3% | 71 | 80 |
| avenida Padre Alberto Neto, 58 | Active | €329,000 | €2,886 | 7.6% | 78 | 74 |
| Mina de Água · f3657f | Active | €295,000 | €4,538 | 45.2% | 73 | 72 |
| Median comp | €324,500 | €3,535 | 13.1% | 72 | 76 |
Long-term rental The property at Mina de Água, listed at €450,000, is significantly overpriced compared to its fair value of €341,064, indicating a 24.2% gap. With a gross yield of only 3.5%, the long-term rental strategy may struggle to generate attractive returns for investors in this market. Family rental Given the current listing price of €450,000 and its fair value of €341,064, the property is overpriced by 24.2%, which can limit its appeal for family rentals. Additionally, a gross yield of 3.5% suggests that potential renters may find better value elsewhere, affecting rental demand in this suburban area. Buy-and-hold At a listing price of €450,000 against a fair value of €341,064, the property is deemed overpriced with a significant 24.2% gap, challenging the attractiveness of a buy-and-hold strategy. The modest yield of 3.5% further implies that the anticipated capital appreciation may not compensate for the current overvaluation in this suburban context.
Tenant turnover risk High tenant turnover is a concern with a tenant stability score of 65/100, suggesting potential fluctuations in rental income and higher vacancy rates.
