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 78 m², energy rating D. Located Encosta do Sol parish, Amadora municipality, Lisbon district. Noteworthy Features: This 7th-floor apartment offers an unobstructed view and exceptional natural light, enhancing both privacy and the sense of spaciousness throughout all rooms.
The valuation. The asking price of €400,000 is significantly above the fair value of €167,322, representing an overestimation of €232,678 or 58.2%. This property is therefore considered overpriced based on current market analysis.
Fair value modelled at €167,322 from the area baseline, adjusted for condition and location. Asking €400,000 sits €232,678 (58.2%) above — overpriced versus fair value.
Asking €400,000 versus the Encosta do Sol, Amadora, Lisbon area baseline of €247,650 (€3,175/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 (Condition 60 · Materials 55 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 70 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Encosta do Sol, Amadora, Lisbon
Area baseline €247,650 + condition -€22,547 + location +€16,631 = modelled fair value of €167,322 (€2,145/m²), a €232,678 (58.2%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Encosta do Sol · 28ba82 | Subject | €400,000 | €5,128 | — | 60 | 74 |
| estrada de Benfica, 358 | Active | €450,000 | €3,947 | 23.0% | 54 | 78 |
| Benfica · 99f3a8 | Active | €459,000 | €4,832 | 5.8% | 54 | 78 |
| Benfica · 937594 | Active | €395,000 | €4,817 | 6.1% | 60 | 73 |
| Carnide · 1e6328 | Active | €479,900 | €5,453 | 6.3% | 70 | 78 |
| Median comp | €454,500 | €4,825 | 5.9% | 57 | 78 |
Long-term rental The 3-bed apartment in Encosta do Sol is overpriced by 58.2% compared to its fair value of €167,322, making it a risky choice for long-term rental investment. With a gross yield of only 3.3%, the potential return does not justify the current asking price. Family rental Even as a family rental, the property remains overpriced at €400,000, despite being located in a neighbourhood rated 74/100. Given the current market conditions and the €167,322 fair value, families may find more value elsewhere. Buy-and-hold Investing in this property for a buy-and-hold strategy is not advisable, as its €400,000 price significantly exceeds the fair value benchmark. The combination of a 3.3% yield and a condition score of 57/100 suggests that long-term appreciation is unlikely to compensate for the high initial investment. Not ideal for: Luxury market, Short-term vacation rental
Tenant turnover risk Higher tenant turnover may occur due to a tenant stability score of 70/100, indicating a potential for increased vacancy rates and associated costs.
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