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 78 m², built in 1972, energy rating C. Located on rua Fontes Pereira de Melo, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment benefits from two closed balconies providing versatile outdoor space, and its prime location directly across from Amadora Train Station ensures excellent accessibility for commuters.
The valuation. The asking price of €279,000 is significantly above the fair value of €173,499, indicating an overpricing of €105,501 (37.8%). This valuation suggests a potential caution for investors considering this property.
Fair value modelled at €173,499 from the area baseline, adjusted for condition and location. Asking €279,000 sits €105,501 (37.8%) above — overpriced versus fair value.
Asking €279,000 versus the rua Fontes Pereira de Melo area baseline of €173,238 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 (Condition 58 · Materials 65 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Fontes Pereira de Melo
Area baseline €173,238 + condition -€17,063 + location +€17,324 = modelled fair value of €173,499 (€2,224/m²), a €105,501 (37.8%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fontes Pereira de Melo | Subject | €279,000 | €3,577 | — | 58 | 75 |
| rua Doctor João de Barros | Active | €455,000 | €6,233 | 74.3% | — | 81 |
| Águas Livres · ba5b09 | Active | €238,000 | €3,552 | 0.7% | 64 | 80 |
| praça de Espanha | Active | €475,000 | €5,938 | 66.0% | 67 | 79 |
| rua Elias Garcia | Active | €260,000 | €4,262 | 19.2% | 60 | 80 |
| Median comp | €357,500 | €5,100 | 42.6% | 64 | 80 |
Long-term rental Given the property's current listing price of €279,000, the anticipated yield of 4.2% gross does not adequately compensate for its 37.8% gap from fair value. Investing in this apartment for long-term rental purposes is not advisable due to its high price relative to market expectations. Family rental While the apartment is located in a meighborhood that scores a decent 75/100 for tenant quality, the 37.8% gap from fair value at €279,000 indicates that it may not attract families looking for affordable options. Therefore, potential family rental customers may overlook this property due to its pricing. Buy-and-hold Although owning property near Lisbon generally provides some degree of appreciation potential, the significant 37.8% markup over fair value suggests that this buy-and-hold strategy could yield inadequate returns. The high asking price of €279,000 limits this property’s appeal and profitability in the long run. Not ideal for short-term rental Given its overpriced status at €279,000, the property lacks the affordability typically sought after in the short-term rental market. Consequently, investors may find that this apartment does not attract the desired demand for short-term stays. Not ideal for student housing The significant gap from fair value at €279,000 makes it less appealing for the student housing market, where affordability is critical for attracting tenants. As a result, this property is unlikely to see strong interest from students seeking budget-friendly options. Not ideal for luxury market The high listing price of €279,000 does not align with the expectations of the luxury market, which typically demands premium properties that offer better value. This apartment's overpriced nature suggests it is unsuitable for buyers seeking luxury accommodations in the area.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential risk of higher turnover rates, which could affect rental income consistency and increase vacancy periods.
