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 60 m², energy rating D. Located on rua Doutor Manuel de Arriaga, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts two balconies that enhance natural light and provide pleasant outdoor spaces, perfect for urban relaxation and enjoyment.
The valuation. The asking price of €264,000 sits 50.3% above the fair value of €131,206, indicating that this property is overpriced. Buyers should approach with caution, as the significant markup may not be justified by market conditions.
Fair value modelled at €131,206 from the area baseline, adjusted for condition and location. Asking €264,000 sits €132,794 (50.3%) above — overpriced versus fair value.
Asking €264,000 versus the rua Doutor Manuel de Arriaga area baseline of €195,600 (€3,260/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 (Condition 62 · Materials 58 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor Manuel de Arriaga
Area baseline €195,600 + condition -€13,781 + location +€11,727 = modelled fair value of €131,206 (€2,187/m²), a €132,794 (50.3%) gap versus the €264,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Manuel de Arriaga | Subject | €264,000 | €4,400 | — | 62 | 72 |
| rua de Porto Santo, 1 | Active | €255,000 | €4,048 | 8.0% | 60 | 73 |
| rua Luís de Camões | Active | €295,000 | €3,642 | 17.2% | 70 | 78 |
| Águas Livres · cfdc13 | Active | €250,000 | €3,676 | 16.4% | 52 | 80 |
| rua Cândido dos Reis, 26 | Active | €280,000 | €4,667 | 6.1% | 55 | 71 |
| Median comp | €267,500 | €3,862 | 12.2% | 58 | 76 |
Long-term rental Given the €264,000 listing price, this apartment is clearly overpriced compared to its fair value of €131,206, leading to a substantial 50.3% gap. The gross yield of 4.4% does not justify this investment, particularly with a neighborhood score of 72/100 suggesting limited demand for rental properties at this price point. Buy-and-hold Investing in this property for the long term is not recommended due to its substantial overpricing, as reflected in the 50.3% gap from fair value. With a condition rating of only 60/100, potential appreciation may be hindered by maintenance concerns and market dynamics. Family rental Because the listing price exceeds the fair value by 50.3%, this apartment is overpriced for family rental purposes, potentially limiting its appeal to tenants seeking affordable options. The contrasting neighborhood rating of 72/100 implies some demand, but at this price, attracting suitable long-term family tenants could be challenging.
Economic Vulnerability With an economic stability score of 80/100, fluctuations in the local economy could impact tenant retention given the lower tenant stability score of 70/100.
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