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 76 m², energy rating D. Located on rua Sebastião da Gama, 5, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes two balconies that enhance outdoor living space and benefit from excellent sun exposure, making it a bright and welcoming home. Condition: The property's good maintenance ensures a move-in-ready experience.
The valuation. The asking price of €275,000 sits €99,106, or 36.0%, above the fair value of €175,894. This property is notably overpriced given the market conditions.
Fair value modelled at €175,894 from the area baseline, adjusted for condition and location. Asking €275,000 sits €99,106 (36.0%) above — overpriced versus fair value.
Asking €275,000 versus the rua Sebastião da Gama, 5 area baseline of €247,760 (€3,260/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 73/100 (Housing Market 70 · Amenities 75 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Sebastião da Gama, 5
Area baseline €247,760 + condition -€8,431 + location +€15,529 = modelled fair value of €175,894 (€2,314/m²), a €99,106 (36.0%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Sebastião da Gama, 5 | Subject | €275,000 | €3,618 | — | 70 | 73 |
| rua João José de Aguiar, 6 | Active | €290,000 | €3,333 | 7.9% | 65 | 76 |
| Queluz e Belas · f3666f | Active | €279,000 | €3,402 | 6.0% | 69 | 70 |
| rua Luís de Camões | Active | €295,000 | €3,642 | 0.7% | 70 | 78 |
| rua Joaquim Tim Tim Sitima, 12 | Active | €349,000 | €4,592 | 26.9% | 72 | 70 |
| Median comp | €292,500 | €3,522 | 2.7% | 70 | 73 |
Long-term rental The property in Mina de Água is priced at €275,000, significantly above its fair value of €175,894, indicating it is overpriced by 36.0%. Despite a reasonable gross yield of 4.2%, the long-term rental strategy is hampered by the high initial investment relative to market conditions. Family rental With a fair value gap of 36.0%, the €275,000 listing price suggests this 2-bed apartment is overpriced, posing challenges for rental profitability in the family market. The pleasant score of 73/100 for the neighborhood does provide some appeal, but it may not justify the inflated asking price. Buy-and-hold While the property may appeal as a buy-and-hold investment in a stable area, the €275,000 price tag far exceeds the fair value of €175,894, making it overpriced by 36.0%. This overvaluation undermines potential long-term capital appreciation, as rental yields remain modest at 4.2%.
Economic Vulnerability The economic stability score of 70 indicates potential fluctuations in market conditions that could affect rental income.
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