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 87 m², energy rating D. Located on rua Doutor César Raúl da Costa Andrade, Encarnação parish, Mafra municipality, Lisbon district. Noteworthy Features: This apartment includes a private garage space and a storage room, enhancing its convenience and storage options for residents. Additional Context: Located in a tranquil neighborhood with easy access to local amenities.
The valuation. The asking price of €275,000 is significantly above the fair value of €171,133, resulting in a disparity of €103,867 (37.8%). The property is therefore considered overpriced.
Fair value modelled at €171,133 from the area baseline, adjusted for condition and location. Asking €275,000 sits €103,867 (37.8%) above — overpriced versus fair value.
Asking €275,000 versus the rua Doutor César Raúl da Costa Andrade area baseline of €258,912 (€2,976/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 65 · Materials 70 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 65/100 (Housing Market 60 · Amenities 60 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor César Raúl da Costa Andrade
Area baseline €258,912 + condition -€11,555 + location +€10,341 = modelled fair value of €171,133 (€1,967/m²), a €103,867 (37.8%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor César Raúl da Costa Andrade | Subject | €275,000 | €3,161 | — | 65 | 65 |
| rua Nossa Senhora da Nazaré | Active | €319,000 | €2,492 | 21.2% | 74 | 58 |
| avenida Vice Almirante Augusto de Castro Guedes, 45 | Active | €430,000 | €7,167 | 126.7% | 80 | 63 |
| Encarnação · ba5bdd | Active | €565,000 | €2,511 | 20.6% | — | 49 |
| rua Aldeia Nova, 13 | Active | €720,000 | €2,028 | 35.8% | 75 | 59 |
| Median comp | €497,500 | €2,502 | 20.9% | 75 | 59 |
Long-term rental The apartment's current listing price of €275,000 exceeds the fair value of €171,133 by 37.8%, indicating that it is overpriced for long-term rental potential. With a gross yield of only 3.2%, the investment does not provide sufficient return given the high purchase price. Family rental At a listing price significantly above its fair value, this property does not represent a suitable option for family rental. The current amenities and condition ratings suggest that families may seek alternatives that provide better value for money. Buy-and-hold Investing in this property as a buy-and-hold strategy is not ideal, given it is overpriced based on current valuation metrics. The economic opportunities tied to proximity to Lisbon do not compensate for the lack of fair market value, making a long-term hold less attractive.
Economic vulnerability The property is at risk due to its economic stability score of 65/100, indicating potential susceptibility to market fluctuations.
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