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 130 m², energy rating B. Located on avenida Lucas Pires, 87, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: The property boasts microcement wall finishes in both bathrooms and kitchen, complemented by recessed niches and matte black fixtures for a contemporary aesthetic.
The valuation. The asking price of €520,000 is significantly above the fair value of €338,612, representing an overpriced situation by €181,388 or 34.9%. This substantial markup raises potential concerns regarding return on investment. Buy-to-flip angle. With renovations limited by high-quality finishes, the potential for a quick resale strategy appears risky given the price point. Aiming for a margin requires significant market appreciation, which may not align with current neighborhood dynamics. Buy-to-let angle. The estimated gross yield of 2.7% at approximately €1,170/month suggests a limited cash flow for investors seeking long-term rentals. This yield, coupled with a high asking price, may deter potential renters in the competitive Greater Lisbon market.
Fair value modelled at €338,612 from the area baseline, adjusted for condition and location. Asking €520,000 sits €181,388 (34.9%) above — overpriced versus fair value.
Asking €520,000 versus the avenida Lucas Pires, 87 area baseline of €423,800 (€3,260/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 75 · Economic 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
avenida Lucas Pires, 87
Area baseline €423,800 + condition +€15,234 + location +€34,648 = modelled fair value of €338,612 (€2,605/m²), a €181,388 (34.9%) gap versus the €520,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Lucas Pires, 87 | Subject | €520,000 | €4,000 | — | 80 | 80 |
| urbanização da Vila Chã | Active | €475,000 | €2,969 | 25.8% | 75 | 75 |
| rua António Maria Lisboa | Active | €419,000 | €3,643 | 8.9% | 80 | 73 |
| rua João Crisóstomo de Sá | Active | €325,000 | €3,385 | 15.4% | 82 | 78 |
| avenida Fernando Valle, 100 | Active | €475,000 | €3,800 | 5.0% | 76 | 76 |
| Median comp | €447,000 | €3,514 | 12.1% | 78 | 76 |
Family rental This 2-bed apartment in Mina de Água is overpriced at €520,000, representing a 34.9% gap from its fair value of €338,612. With a gross yield of only 2.7%, it may not deliver attractive returns for families seeking rental options. Long-term rental The listing price of €520,000 for the apartment significantly exceeds its fair value of €338,612, identifying it as overpriced by 34.9%. Given its lower gross yield of 2.7%, this property is unlikely to appeal to long-term investors looking for solid rental yields in the area.
Economic downturn risk With an economic stability score of 80/100, there remains a potential risk of downturn which could affect rental income and property value stability.
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