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 60 m², built in 1957, energy rating D. Located on rua Cândido dos Reis, 26, Mina de Água parish, Amadora municipality, Lisbon district. Location advantage: Situated in the central zone of Mina de Água, this property is conveniently close to the CP train station, enhancing commuting options for residents.
The valuation. The asking price of €280,000 sits significantly above the fair value of €128,985, indicating the property is overpriced by €151,015, or 53.9%. This discrepancy suggests limited immediate equity potential for investors.
Fair value modelled at €128,985 from the area baseline, adjusted for condition and location. Asking €280,000 sits €151,015 (53.9%) above — overpriced versus fair value.
Asking €280,000 versus the rua Cândido dos Reis, 26 area baseline of €133,260 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 (Condition 55 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 80 · Amenities 70 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Cândido dos Reis, 26
Area baseline €133,260 + condition -€15,469 + location +€11,194 = modelled fair value of €128,985 (€2,150/m²), a €151,015 (53.9%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cândido dos Reis, 26 | Subject | €280,000 | €4,667 | — | 55 | 71 |
| Benfica · ba59fe | Active | €325,000 | €5,804 | 24.4% | — | 80 |
| Falagueira-Venda Nova · 001bdb | Active | €250,000 | €3,472 | 25.6% | — | 73 |
| avenida Pedro Álvares Cabral | Active | €282,500 | €4,484 | 3.9% | 56 | 74 |
| Queluz e Belas · 6d5110 | Active | €250,000 | €3,086 | 33.9% | 70 | 73 |
| Median comp | €266,250 | €3,978 | 14.8% | 63 | 74 |
Long-term rental This 2-bed apartment in Mina de Água is overpriced by 53.9%, struggling to justify its current listing of €280,000 against a fair value of €128,985. A gross yield of only 4.1% further indicates a less compelling investment for long-term rental pursuits. Family rental With a fair value significantly lower than the asking price, the property presents challenges for family rental, particularly given its condition rating of 59/100. The suburban characteristics may appeal to families, but the high price undermines its attractiveness as a viable family rental option. Buy-and-hold Investing in this apartment for a buy-and-hold strategy appears unwise due to its overpriced status, with a notable 53.9% gap from fair value. The low gross yield and mediocre condition suggest that long-term appreciation may not compensate for the high initial investment cost.
Economic Fluctuation Risk The economic stability score of 70 suggests potential vulnerability to market downturns, which could affect tenant stability rated at 65, leading to increased vacancy rates and rental income loss.
