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 65 m², energy rating B. Located on rua Vieira Lusitano, Águas Livres parish, Amadora municipality, Lisbon district. Location: This apartment boasts recessed lighting throughout, enhancing its modern aesthetic, and features a high-security armored front door for added safety and peace of mind.
The valuation. The asking price of €304,900 is significantly higher than the fair value of €84,939, exceeding it by €219,961, or 72.1%. This property is, therefore, overpriced. Buy-to-flip angle. Given the high asking price relative to fair value, a buy-to-flip strategy appears unfeasible unless significant renovations can substantially increase the property's value. Buy-to-let angle. With a gross yield of 3.5%, translating to an estimated rental income of €889/month, the property may offer limited appeal for long-term rental investments, particularly given its overpriced status.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Vieira Lusitano | Subject | €304,900 | €4,691 | — | — | 79 |
| Benfica · 1e6185 | Active | €360,000 | €5,455 | 16.3% | — | 77 |
| Encosta do Sol · 1e626e | Active | €200,000 | €3,846 | 18.0% | — | 74 |
| rua Espregueira Mendes, 12 | Active | €530,000 | €5,889 | 25.5% | 80 | 78 |
| rua Bento de Jesus Caraça | Active | €350,000 | €5,000 | 6.6% | 72 | 74 |
| Median comp | €355,000 | €5,228 | 11.4% | 76 | 76 |
Long-term rental The current listing price of €304,900 significantly exceeds the fair value of €84,939, suggesting that the property is overpriced at a gap of 72.1%. With a gross yield of 3.5%, this investment strategy may not generate the expected returns due to the elevated entry price. Buy-and-hold Given the substantial difference between the listing and fair value, holding this asset over the long term may not yield the anticipated capital appreciation, as it is currently overpriced. The property’s condition rating of 0/100 raises concerns regarding the required investment for maintenance and upgrades. Family rental Although the neighbourhood scores a solid 79/100 for amenities, the high listing price of €304,900 makes this property less appealing as a family rental investment. The expected yield of 3.5% is insufficient to justify the investment in a property that is overpriced and in poor condition. Not ideal for short-term rental The property’s high listing price, significantly above fair value, indicates it is not a suitable candidate for a short-term rental strategy. With a condition score of 0/100, it may deter transient tenants who seek well-maintained accommodations. Not ideal for luxury market Priced at €304,900 in a neighbourhood with a decent rating, this property does not position itself in the luxury market due to its overly high price relative to value. This discrepancy indicates a misalignment with luxury market expectations, especially given the poor condition of the unit.
Tenant turnover risk: With a tenant stability score of 70/100, there is a 30% potential for turnover, which may increase vacancy rates and impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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