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, 0-bathroom apartment of 86 m², energy rating E. Located on rua República da Guiné-Bissau, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Feature: The apartment's ample natural light is enhanced by its east-west orientation, contributing to a bright and inviting atmosphere throughout the day.
The valuation. The asking price of €329,000 significantly exceeds the fair value of €202,321 by €126,679 (38.5%). This property is overpriced and presents a financial risk for potential investors. Buy-to-flip angle. A buy-and-flip strategy could involve minor renovations to update dated fixtures, aiming for a quick resale at an improved price. The upscale finish upgrades could attract buyers looking for a mix of value and quality. Buy-to-let angle. With an estimated rental income of €960 per month, the gross yield stands at 3.5%. Although the yield is moderate, the property's advantageous location near Lisbon supports a steady demand for long-term rentals.
Fair value modelled at €202,321 from the area baseline, adjusted for condition and location. Asking €329,000 sits €126,679 (38.5%) above — overpriced versus fair value.
Asking €329,000 versus the rua República da Guiné-Bissau area baseline of €191,006 (€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 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua República da Guiné-Bissau
Area baseline €191,006 + condition -€10,078 + location +€21,393 = modelled fair value of €202,321 (€2,353/m²), a €126,679 (38.5%) gap versus the €329,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua República da Guiné-Bissau | Subject | €329,000 | €3,826 | — | 70 | 78 |
| rua 9 de Abril, 172 | Active | €258,000 | €3,909 | 2.2% | 70 | 73 |
| Falagueira-Venda Nova · 82c816 | Active | €285,000 | €3,800 | 0.7% | — | 74 |
| rua Carvalho Araújo | Active | €270,000 | €3,375 | 11.8% | 60 | 74 |
| avenida José Elias Garcia | Active | €250,000 | €3,333 | 12.9% | 65 | 75 |
| Median comp | €264,000 | €3,588 | 6.2% | 65 | 74 |
Long-term rental The property’s valuation of €329,000 significantly exceeds its fair value of €202,321, indicating it is overpriced by 38.5%. The gross yield of 3.5% is modest, which raises concerns about the long-term rental viability relative to its high entry price. Buy-and-hold While the location near Lisbon may support appreciation, the current price of €329,000 still suggests an overpriced asset compared to its fair value of €202,321. The property's yield of 3.5% is not compelling enough to justify the inflated value, making it a less attractive buy-and-hold investment. Family rental Although the neighbourhood has a reasonably high score of 78/100 and offers certain amenities, the apartment's price of €329,000 is 38.5% above its fair value of €202,321, deeming it overpriced. Families looking for value in rental properties may be deterred by the low yield of 3.5% relative to the significant purchase price. Not ideal for student housing Given the overpriced nature of the €329,000 listing compared to the fair value, it is not a suitable investment for student housing as maximum returns would likely be limited. The modest yield and the competitive landscape for student rentals further undermine its potential. Not ideal for short-term vacation rental The property is overpriced at €329,000 against a fair value of €202,321, leading to limited profitability for short-term vacation rentals. Furthermore, the current gross yield of 3.5% does not align well with the higher returns typically expected in the short-term rental market.
Tenant turnover risk The tenant stability score of 65/100 indicates potential challenges in maintaining long-term tenants, increasing the likelihood of vacancy and associated costs.
