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 77 m², energy rating C. Located on rua Elias Garcia, Falagueira-Venda Nova parish, Amadora municipality, Lisbon district. Noteworthy Feature: The apartment enjoys excellent south solar orientation, enhancing natural light and creating a warm atmosphere throughout the day, making it particularly inviting despite its age-related wear.
The valuation. The asking price of €285,000 is significantly above the fair value of €164,929, representing an overvaluation of €120,071 or 42.1%. This disparity indicates that the property is overpriced in the current market. Buy-to-flip angle. A buy-to-flip strategy may be challenging given the high acquisition cost and the condition of the apartment, which requires updates to achieve a profitable resale. Potential investors might find it hard to generate a desirable return on investment. Buy-to-let angle. The estimated rental income of €926 per month yields a gross return of 3.9%, suggesting modest cash flow for a buy-to-let strategy. However, the pricing and property condition could limit long-term appeal to tenants in this suburban area.
Fair value modelled at €164,929 from the area baseline, adjusted for condition and location. Asking €285,000 sits €120,071 (42.1%) above — overpriced versus fair value.
Asking €285,000 versus the rua Elias Garcia area baseline of €250,943 (€3,259/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 (Condition 62 · Materials 54 · Room dimensions 62). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Elias Garcia
Area baseline €250,943 + condition -€20,453 + location +€14,365 = modelled fair value of €164,929 (€2,142/m²), a €120,071 (42.1%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Elias Garcia | Subject | €285,000 | €3,701 | — | 62 | 71 |
| Águas Livres · 6fb85d | Active | €259,500 | €5,406 | 46.1% | — | 78 |
| Benfica · 1e6185 | Active | €360,000 | €5,455 | 47.4% | — | 77 |
| rua Doutor João de Barros | Active | €455,000 | €6,319 | 70.7% | — | 77 |
| rua Carvalho Araújo | Active | €309,000 | €4,414 | 19.3% | 65 | 74 |
| Median comp | €334,500 | €5,431 | 46.7% | 65 | 77 |
Long-term rental The property, priced at €285,000, presents a gap of 42.1% compared to its fair value of €164,929, indicating that it is overpriced. With a gross yield of only 3.9% and a condition score of 58/100, the potential for solid returns is diminished in a competitive rental market. Buy-and-hold Investing in this two-bedroom apartment does not make sense given its significant overpricing, leaving little room for appreciation in the long term. Given the average condition rating of 58/100, the likelihood of increasing property value while maintaining ownership in a suburban backdrop is low. Family rental Although the property is in a family-oriented neighborhood, its valuation at €285,000 suggests it's overpriced, limiting its appeal as a rental for families. The 3.9% gross yield indicates that investment returns would likely be insufficient to justify the high purchase price for long-term family tenants.
Economic and Tenant Volatility The property may face fluctuations in cash flow and occupancy rates due to both the economic stability and tenant stability scores being at 70/100, indicating moderate risk and potential instability in both areas.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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