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.
1-bedroom, 1-bathroom apartment of 57 m², built in 1986. Located on rua Cidade da Praia, 11, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes a spacious 10m² attic storage and recently installed double-glazed PVC windows, enhancing energy efficiency and sound insulation.
The valuation. The asking price of €238,500 is significantly above the fair value of €129,037, creating a discrepancy of €109,463 (45.9%). This property is generally considered overpriced in the current market.
Fair value modelled at €129,037 from the area baseline, adjusted for condition and location. Asking €238,500 sits €109,463 (45.9%) above — overpriced versus fair value.
Asking €238,500 versus the rua Cidade da Praia, 11 area baseline of €185,820 (€3,260/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 68 · Materials 60 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade da Praia, 11
Area baseline €185,820 + condition -€8,194 + location +€10,634 = modelled fair value of €129,037 (€2,264/m²), a €109,463 (45.9%) gap versus the €238,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade da Praia, 11 | Subject | €238,500 | €4,184 | — | 68 | 71 |
| rua Carvalho Araújo | Active | €250,000 | €4,167 | 0.4% | 70 | 75 |
| Mina de Água · f36695 | Active | €241,000 | €3,443 | 17.7% | 75 | 75 |
| Massamá e Monte Abraão · 261e6b | Active | €100,000 | €2,273 | 45.7% | — | 73 |
| parque Central | Active | €250,000 | €2,976 | 28.9% | 70 | 76 |
| Median comp | €245,500 | €3,210 | 23.3% | 70 | 75 |
Long-term rental The 1-bed apartment in Mina de Água, listed at €238,500, presents a significant pricing gap of 45.9% compared to its fair value of €129,037, indicating it is overpriced. With a gross yield of only 4%, the investment does not justify the financial outlay given the local market dynamics. Family rental Despite a decent condition score of 66/100, the high listing price of €238,500 places the property out of reach for many families looking to rent in the area. This inflated pricing, combined with the suburban characteristics of the Mina de Água neighborhood, raises concerns about attracting desirable tenants at such a high cost. Buy-and-hold Holding onto the Mina de Água apartment at the current listing price of €238,500 poses risks due to its significant 45.9% premium over the fair value, making long-term appreciation uncertain. Given its mediocre gross yield of 4%, potential returns for buy-and-hold strategies are limited and do not align with typical expectations for strong investment properties.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of turnover, which could lead to increased vacancy periods and related costs.
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