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 102 m², built in 2009, energy rating C. Located on urbanização Alto da Mira, Mina de Água parish, Amadora municipality, Lisbon district. Unobstructed Park View: The suite features a private balcony with a peaceful view, enhancing the living experience and connecting the indoors with nature. Smart Home Features: The advanced home automation system includes smart electric blinds and customizable ambient lighting for an enhanced lifestyle.
The valuation. The asking price of €449,000 is significantly above the fair value of €245,772, reflecting an overvaluation of €203,228 (45.3%). This pricing indicates a lack of alignment with current market conditions. Buy-to-flip angle. The resale strategy aims to capitalize on the property’s high-quality renovations, targeting buyers who appreciate modern finishes, with potential for a swift turnover at a significantly higher price point. Buy-to-let angle. The estimated rental income of €1,048/month yields a gross yield of 2.8%, appealing for long-term rentals if market conditions support steady tenancy in this suburban Lisbon area.
Fair value modelled at €245,772 from the area baseline, adjusted for condition and location. Asking €449,000 sits €203,228 (45.3%) above — overpriced versus fair value.
Asking €449,000 versus the urbanização Alto da Mira area baseline of €329,562 (€3,231/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 67/100 (Housing Market 70 · Amenities 55 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
urbanização Alto da Mira
Area baseline €329,562 + condition +€3,825 + location +€15,405 = modelled fair value of €245,772 (€2,410/m²), a €203,228 (45.3%) gap versus the €449,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| urbanização Alto da Mira | Subject | €449,000 | €4,402 | — | 75 | 67 |
| praceta Miguel Ângelo Lupi | Active | €269,000 | €3,494 | 20.6% | 75 | 74 |
| Falagueira-Venda Nova · ba3f9f | Active | €365,000 | €5,214 | 18.5% | 75 | 68 |
| Massamá e Monte Abraão · ba3cf3 | Active | €344,900 | €3,593 | 18.4% | 72 | 75 |
| rua da Quinta do Pomar de Cima, 6 | Active | €255,000 | €4,322 | 1.8% | 70 | 72 |
| Median comp | €306,950 | €3,958 | 10.1% | 74 | 73 |
Long-term rental With a fair value of €245,772, the property at €449,000 represents a significant gap of 45.3%, indicating it is overpriced. The gross yield of 2.8% does not justify the current price in the long-term rental market. Family rental While the location in Mina de Água has urban characteristics, the property’s asking price of €449,000 exceeds its fair value by 45.3%, making it overpriced for family rentals. Families may find better value in the surrounding areas, especially given the neighborhood rating of 67/100. Buy-and-hold The investment in a buy-and-hold strategy is challenged by the property being overpriced at €449,000, which is 45.3% above its fair value of €245,772. Holding onto such an asset may yield insufficient returns, given the current gross yield of 2.8% and the apartment's condition rating of 77/100.
Economic Vulnerability The economic stability score of 75 indicates a moderately stable environment, but combined with a tenant stability score of only 65, there is a heightened risk of vacancy and tenant turnover, which could affect rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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