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.
3-bedroom, 2-bathroom apartment of 76 m², built in 1974, energy rating E. Located on rua Doutor Manuel de Arriaga, 44C, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Feature: This apartment boasts exceptional sound insulation due to its modern PVC window frames, providing a serene living environment despite urban surroundings.
The valuation. The asking price of €290,000 is significantly above the fair value of €187,457, representing an overpricing of €102,543 (35.4%). This disparity raises concerns about the property's investment potential. Buy-to-flip angle. A buy-to-flip strategy may not be advisable due to the high asking price, as any potential resale would likely be at a loss given the current market conditions. Buy-to-let angle. The estimated rental income of €1,063 per month suggests a gross yield of 4.4%, making it a reasonable long-term rental investment in a suburban area of Greater Lisbon with steady demand.
Fair value modelled at €187,457 from the area baseline, adjusted for condition and location. Asking €290,000 sits €102,543 (35.4%) above — overpriced versus fair value.
Asking €290,000 versus the rua Doutor Manuel de Arriaga, 44C area baseline of €168,796 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor Manuel de Arriaga, 44C
Area baseline €168,796 + condition +€1,781 + location +€16,880 = modelled fair value of €187,457 (€2,467/m²), a €102,543 (35.4%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Manuel de Arriaga, 44C | Subject | €290,000 | €3,816 | — | 74 | 75 |
| rua das Pedralvas, 23 | Active | €499,000 | €4,990 | 30.8% | 72 | 74 |
| praceta Soares dos Reis, 7 | Active | €335,000 | €3,722 | 2.5% | 74 | 73 |
| Venteira · 49b814 | Active | €660,000 | €5,077 | 33.1% | 75 | 73 |
| Águas Livres · 6fbadd | Active | €349,000 | €3,966 | 3.9% | 80 | 77 |
| Median comp | €424,000 | €4,478 | 17.4% | 75 | 74 |
Long-term rental The 3-bed apartment in Mina de Água is listed at €290,000, significantly above the fair value of €187,457, indicating it is overpriced by 35.4%. While the gross yield of 4.4% might appear attractive, ongoing costs and market dynamics in a suburban area of Greater Lisbon may not justify this price point for long-term rental prospects. Family rental Although this property is suitable for family rental due to its size and condition rating of 77/100, the current listing price of €290,000 is 35.4% above its fair value of €187,457, making it overpriced. Families seeking accommodations in this suburban setting may be deterred by the inflated pricing, adversely affecting occupancy and rental income potential. Buy-and-hold Investing in this 3-bed apartment for a buy-and-hold strategy is challenging given its current market listing of €290,000, which is 35.4% higher than the fair value of €187,457. Overpriced assets can lead to suboptimal returns over time, especially in the context of an average condition rating and competitive rental market conditions in the Greater Lisbon area.
Moderate Tenant Turnover Risk The tenant stability score of 75/100 indicates a potential risk of moderate turnover, which could lead to increased vacancy costs and less predictable rental income.
