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 107 m², energy rating C. Located Encosta do Sol parish, Amadora municipality, Lisbon district. Notable Feature: Retaining lifetime usufruct, this property offers a unique investment opportunity, while its prime location supports seamless access to public transportation and local amenities without delay.
The valuation. The asking price of €280,000 sits €32,298 above the fair value of €247,702, indicating the property is overpriced by 11.5%. This suggests that potential investors may need to negotiate aggressively to reach a more favorable price. Buy-to-flip angle. With the property requiring updates to match modern standards, a buy-to-flip strategy could involve a renovation budget sufficient to enhance appeal and functionality, potentially bringing it to market for a profit. Buy-to-let angle. The estimated rental income of €1,097/month yields a gross annual return of 4.7%, making the apartment a viable option for long-term rental strategies, especially in a suburban area near Lisbon.
Fair value modelled at €247,702 from the area baseline, adjusted for condition and location. Asking €280,000 sits €32,298 (11.5%) above — overpriced versus fair value.
Asking €280,000 versus the Encosta do Sol, Amadora, Lisbon area baseline of €339,725 (€3,175/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 65 · Materials 68 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Encosta do Sol, Amadora, Lisbon
Area baseline €339,725 + condition -€13,709 + location +€23,765 = modelled fair value of €247,702 (€2,315/m²), a €32,298 (11.5%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Encosta do Sol · 6ebc6b | Subject | €280,000 | €2,617 | — | 65 | 75 |
| São Domingos de Benfica · 032549 | Active | €595,000 | €4,877 | 86.4% | 72 | 90 |
| rua Coronel Santos Pedroso | Active | €549,000 | €5,779 | 120.8% | 68 | 78 |
| praceta da Constituição de 1976 | Active | €349,000 | €3,324 | 27.0% | 70 | 74 |
| rua Oliveira Martins | Active | €350,000 | €3,153 | 20.5% | 60 | 78 |
| Median comp | €449,500 | €4,101 | 56.7% | 69 | 78 |
Long-term rental This property, with a gap of 11.5% above its fair value, may hinder potential returns for long-term rental investments. The gross yield of 4.7% does not compensate for the elevated entry price, indicating that this strategy lacks financial viability. Family rental Given the property is overpriced at €280,000 compared to a fair value of €247,702, the profit margin for family rental strategies could be significantly affected. Additionally, while the neighborhood has a decent rating of 75/100, the current price diminishes its attractiveness for families seeking value for money. Buy-and-hold Investing in this property as a buy-and-hold strategy appears unwise, as it is priced 11.5% above fair value and might not yield sufficient appreciation over time. The combination of lower tenant quality and the inflated price point raises concerns about long-term financial performance in this suburban context.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderately high potential for tenant turnover, which could lead to increased vacancy rates and 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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