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 115 m², built in 2007. Located Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes two balconies, one from the kitchen and another from the living room, providing both functionality and a panoramic view that enhances the modern living experience.
The valuation. The asking price of €420,000 is significantly above the estimated fair value of €281,485, exceeding it by €138,515 (33.0%). This property is overpriced given the market conditions.
Fair value modelled at €281,485 from the area baseline, adjusted for condition and location. Asking €420,000 sits €138,515 (33.0%) above — overpriced versus fair value.
Asking €420,000 versus the Mina de Água, Amadora, Lisbon area baseline of €255,415 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Mina de Água, Amadora, Lisbon
Area baseline €255,415 + condition +€3,594 + location +€22,477 = modelled fair value of €281,485 (€2,448/m²), a €138,515 (33.0%) gap versus the €420,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Mina de Água · 4a7fb8 | Subject | €420,000 | €3,652 | — | 74 | 72 |
| avenida José Régio | Active | €380,000 | €2,815 | 22.9% | 74 | 74 |
| Águas Livres · 937614 | Active | €325,000 | €3,916 | 7.2% | 75 | 71 |
| Mina de Água · ba3f4a | Active | €350,000 | €3,398 | 7.0% | 75 | 75 |
| praceta Mário Melo, 45 | Active | €320,000 | €3,048 | 16.6% | 72 | 78 |
| Median comp | €337,500 | €3,223 | 11.8% | 75 | 75 |
Long-term rental This property is overpriced at €420,000, significantly exceeding its fair value of €281,485, leading to a gross yield of only 3.1%. While proximity to Lisbon offers some economic benefits, the high price hampers profitability for long-term rental strategies. Family rental Despite being located in a suburban area with a decent condition score of 77/100, the property is priced 33% above fair value, which diminishes its appeal for family rentals. Families seeking affordable options may turn away from this overpriced listing, resulting in longer vacancy periods. Buy-and-hold Although this property benefits from relatively stable suburban dynamics and decent amenities, its current valuation of €420,000 is significantly above the fair value, limiting potential returns for a buy-and-hold strategy. Investors should be cautious, as purchasing an overpriced asset could result in diminished long-term gains.
Economic-tenant mismatch risk With both economic stability and tenant stability scores at 70/100, there is a significant risk of fluctuating demand, potentially impacting rental income and occupancy rates if the local economy weakens, affecting tenants' ability to pay rent.
