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 64 m², built in 1977, energy rating D. Located on rua Fialho de Almeida, 11, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment features vintage furnishings that enhance its character, while the proximity to developing amenities suggests a strong potential for future appreciation in value.
The valuation. The asking price of €280,000 sits significantly above the fair value of €144,158, creating a disparity of €135,842 (48.5%). This property is thus overpriced, warranting cautious consideration before investment decisions.
Fair value modelled at €144,158 from the area baseline, adjusted for condition and location. Asking €280,000 sits €135,842 (48.5%) above — overpriced versus fair value.
Asking €280,000 versus the rua Fialho de Almeida, 11 area baseline of €206,784 (€3,231/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Fialho de Almeida, 11
Area baseline €206,784 + condition -€12,200 + location +€14,214 = modelled fair value of €144,158 (€2,252/m²), a €135,842 (48.5%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fialho de Almeida, 11 | Subject | €280,000 | €4,375 | — | 65 | 75 |
| Massamá e Monte Abraão · cfe1d5 | Active | €265,900 | €3,745 | 14.4% | — | 77 |
| praceta dos Malmequeres, 4 | Active | €258,000 | €3,634 | 16.9% | 65 | 69 |
| estrada a-da-Maia | Active | €265,000 | €3,313 | 24.3% | — | 74 |
| praceta Joaquim Casimiro S / N | Active | €298,000 | €3,973 | 9.2% | 65 | 73 |
| Median comp | €265,450 | €3,690 | 15.7% | 65 | 74 |
Long-term rental The property is currently overpriced at €280,000, significantly above its fair value of €144,158, suggesting that it may not yield satisfactory long-term investment returns. With a gross yield of only 4.1%, potential returns may be further compromised in a market where the gap to fair value is 48.5%. Family rental At €280,000, this two-bedroom apartment does not represent a sound investment for family rental, given its fair market value of €144,158 and a concerning 48.5% gap. The moderate condition rating of 63/100 could deter potential tenants seeking quality accommodations. Buy-and-hold Acquiring this property for a buy-and-hold strategy is risky, as it is perched at an inflated price point of €280,000 against a fair value of €144,158. The existing rental yield of 4.1% alongside a 48.5% valuation gap raises red flags regarding long-term asset appreciation in this suburban location.
Tenant turnover risk Given the tenant stability score of 70/100, there is a moderate risk of tenant turnover, which could lead to increased vacancy rates and higher costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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