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 102 m², built in 1990, energy rating C. Located on rua Públia Hortensia de Castro, Encosta do Sol parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes a dedicated storage room, enhancing space management, and enjoys an East orientation that floods living areas with natural light throughout the day.
The valuation. The asking price of €399,900 is significantly above the fair value of €252,771, indicating an overpriced status with a discrepancy of €147,129 (36.8%). Investors should be cautious when considering this property.
Fair value modelled at €252,771 from the area baseline, adjusted for condition and location. Asking €399,900 sits €147,129 (36.8%) above — overpriced versus fair value.
Asking €399,900 versus the rua Públia Hortensia de Castro area baseline of €226,542 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 72 · Materials 75 · Room dimensions 78). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 80 · Amenities 80 · Economic 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Públia Hortensia de Castro
Area baseline €226,542 + condition -€956 + location +€27,185 = modelled fair value of €252,771 (€2,478/m²), a €147,129 (36.8%) gap versus the €399,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Públia Hortensia de Castro | Subject | €399,900 | €3,921 | — | 72 | 80 |
| rua Aura Abranches, 8 | Active | €480,000 | €4,000 | 2.0% | 70 | 81 |
| rua Olivério Serpa | Active | €515,000 | €4,292 | 9.5% | 72 | 81 |
| estrada do Calhariz de Benfica | Active | €547,000 | €6,287 | 60.4% | 80 | 80 |
| rua Carolina Michaelis de Vasconcelos, 22 | Active | €529,900 | €5,698 | 45.3% | 75 | 79 |
| Median comp | €522,450 | €4,995 | 27.4% | 74 | 81 |
Long-term rental The gross yield of 3.9% does not justify the listing price of €399,900, which exceeds the fair value by 36.8%. Investors may find it challenging to secure reliable tenants at this price point, given the inherent risks of an overpriced property. Buy-and-hold With a fair value of €252,771, the current price represents a significant gap that may hinder appreciation potential in the long term. Investing at a premium could lead to lower overall returns as the market corrects the valuation over time. Family rental Although the property is in a suburban area with a strong neighborhood rating of 80/100, the high listing price makes it less appealing for families searching for affordable housing options. This could result in extended vacancy periods, as families prioritize value over location in a competitive housing market. Not ideal for short-term vacation rental The asking price does not align with expected returns for short-term rentals, particularly in a suburban area lacking significant tourist attractions. This strategy could lead to financial losses as the market dynamics do not support high occupancy rates at such a premium price. Not ideal for luxury market The property does not meet the quality or pricing standards typically associated with the luxury market, which may limit interest from affluent buyers. Given its overpriced nature, it is unlikely to attract those seeking luxury amenities and exclusivity.
Market Sensitivity A 80/100 score in economic stability suggests potential vulnerability to market downturns, potentially impacting property demand and value.
