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 76 m², built in 1997, energy rating D. Located on rua Joaquim Tim Tim Sitima, 12, Encosta do Sol parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts a recently renovated modern kitchen, and the high-quality materials used throughout enhance both durability and aesthetic appeal, ensuring a comfortable living environment.
The valuation. The asking price of €349,000 is significantly higher than the fair value of €177,906, resulting in an overvaluation of €171,094 (49.0%). This suggests that buyers might be paying a premium compared to the actual worth of the property.
Fair value modelled at €177,906 from the area baseline, adjusted for condition and location. Asking €349,000 sits €171,094 (49.0%) above — overpriced versus fair value.
Asking €349,000 versus the rua Joaquim Tim Tim Sitima, 12 area baseline of €242,136 (€3,186/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 72 · Materials 75 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Joaquim Tim Tim Sitima, 12
Area baseline €242,136 + condition -€4,394 + location +€13,504 = modelled fair value of €177,906 (€2,341/m²), a €171,094 (49.0%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Joaquim Tim Tim Sitima, 12 | Subject | €349,000 | €4,592 | — | 72 | 70 |
| rua Marcos Portugal, 2 | Active | €285,000 | €3,276 | 28.7% | 75 | 74 |
| rua Sebastião da Gama, 5 | Active | €275,000 | €3,618 | 21.2% | 70 | 73 |
| rua João José de Aguiar, 6 | Active | €290,000 | €3,333 | 27.4% | 65 | 76 |
| Águas Livres · 25f5bd | Active | €295,000 | €4,214 | 8.2% | 72 | 75 |
| Median comp | €287,500 | €3,476 | 24.3% | 71 | 75 |
Family rental The 2-bed apartment in Encosta do Sol, Amadora is overpriced, with a listing price that is 49.0% above its fair value of €177,906. Given the gross yield of only 3% and average neighborhood conditions, this investment lacks appeal for long-term family tenants seeking affordability. Long-term rental With the listing price of €349,000 significantly exceeding its fair value, the yield of 3% suggests limited return potential for long-term renting. Coupled with the condition score of 71/100, the property does not meet the standards expected by renters in competitive suburban markets. Buy-and-hold While Encosta do Sol is located in a suburban area of Greater Lisbon with strong demand, the property's steep listing price of €349,000 indicates it is overpriced relative to its fair value. The potential for growth in this market is undermined by the limited rental yield, making a buy-and-hold strategy less viable. Not ideal for: Short-term vacation rental, Student housing, Luxury market.
Economic and Tenant Instability Risk A score of 70/100 in both economic and tenant stability indicates a moderate risk of fluctuations in rental income and potential vacancies, impacting overall returns.
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