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.
1-bedroom, 1-bathroom apartment of 40 m², energy rating D. Located on avenida Santos Matos, Venteira parish, Amadora municipality, Lisbon district. Location Advantage: This apartment includes a sunroom accessible from the bedroom, providing additional living space and enhancing the overall ambiance with natural light. Unique Feature: The open-space living room and kitchen create a cozy yet functional environment for modern living.
The valuation. The asking price of €255,000 is significantly above the fair value of €101,872, representing an overpricing of €153,128 (60.1%). This valuation highlights that potential buyers may find better options that align closer to market expectations.
Fair value modelled at €101,872 from the area baseline, adjusted for condition and location. Asking €255,000 sits €153,128 (60.1%) above — overpriced versus fair value.
Asking €255,000 versus the avenida Santos Matos area baseline of €127,400 (€3,185/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Santos Matos
Area baseline €127,400 + condition +€3,438 + location +€9,595 = modelled fair value of €101,872 (€2,547/m²), a €153,128 (60.1%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Santos Matos | Subject | €255,000 | €6,375 | — | 78 | 77 |
| estrada a-da-Maia, 17 | Active | €275,000 | €6,875 | 7.8% | 78 | 80 |
| avenida Santos Mattos | Active | €255,000 | €5,667 | 11.1% | 85 | 78 |
| avenida Santos Mattos | Active | €255,000 | €5,667 | 11.1% | 82 | 68 |
| Venteira · 1e6693 | Active | €255,000 | €7,727 | 21.2% | 80 | 81 |
| Median comp | €255,000 | €6,271 | 1.6% | 81 | 79 |
Long-term rental Given the property's high list price of €255,000 compared to its fair value of €101,872, the potential yield of 3.6% does not justify the investment, making it less attractive for long-term rentals. The area has strong market demand, but the significant gap in pricing suggests that it may not generate favorable cash flow. Family rental While the property is located in an area with good schools and amenities, the pricing at €255,000 is excessively high relative to its fair value of €101,872 and thus may not be suited for family rentals. The yield of 3.6% is insufficient to attract quality tenants, despite the decent neighborhood ratings. Buy-and-hold With a fair value significantly below the listing price, acquiring this property as a buy-and-hold investment is not advisable due to the current overpricing situation. The gap of 60.1% indicates that potential appreciation in value may not occur, constraining long-term profit potential.
Economic Volatility Risk The economic stability score of 80 suggests a relatively stable market, but the tenant stability score of 75 indicates potential fluctuations in tenant retention, which could lead to inconsistent 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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