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 74 m², built in 1977, energy rating E. Located on avenida Alexandre Salles, Venteira parish, Amadora municipality, Lisbon district. Noteworthy Features: The property boasts upgraded PVC windows with acoustic and thermal insulation, significantly enhancing energy efficiency and comfort despite minor unfinished renovations in the kitchen.
The valuation. The asking price of €317,000 stands at a significant 46.0% above the fair value of €171,041. This valuation indicates that the property is overpriced. Buy-to-flip angle. A buy-to-flip strategy may face challenges, as the anticipated resale value would need to surpass the asking price significantly to yield profits. Quick renovations could temporarily enhance appeal but may not justify the hefty investment. Buy-to-let angle. With an estimated gross yield of 3.4%, the potential monthly rental income of €898 offers stable cash flow; however, investors must consider the high entry price against market norms for a long-term rental strategy.
Fair value modelled at €171,041 from the area baseline, adjusted for condition and location. Asking €317,000 sits €145,959 (46.0%) above — overpriced versus fair value.
Asking €317,000 versus the avenida Alexandre Salles area baseline of €235,690 (€3,185/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 65 · Materials 70 · Room dimensions 64). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Alexandre Salles
Area baseline €235,690 + condition -€10,406 + location +€17,093 = modelled fair value of €171,041 (€2,311/m²), a €145,959 (46.0%) gap versus the €317,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Alexandre Salles | Subject | €317,000 | €4,284 | — | 65 | 76 |
| avenida Miguel Bombarda, 19 | Active | €290,000 | €4,462 | 4.1% | 65 | 76 |
| praceta Acácio Barreiros S / N | Active | €263,000 | €4,046 | 5.5% | 75 | 73 |
| rua António Sardinha | Active | €255,000 | €3,643 | 15.0% | 54 | 74 |
| Encosta do Sol · dee5a4 | Active | €350,000 | €4,795 | 11.9% | — | 75 |
| Median comp | €276,500 | €4,254 | 0.7% | 65 | 75 |
Long-term rental The property is overpriced by 46% compared to its fair value, limiting the potential for sustainable rental income growth. With a gross yield of only 3.4%, this investment may not generate sufficient returns to justify the premium price. Family rental Despite its location near Lisbon, the apartment's price tag is significantly above its fair value, making it an unattractive option for family rentals. The average condition rating of 66/100 may deter families looking for quality living spaces within their budget, further complicating the investment's potential. Buy-and-hold Given the high price versus fair value, investing in this property for a buy-and-hold strategy could result in long-term equity issues as market corrections may not favor such an inflated asking price. While the neighbourhood shows promise with a 76/100 rating, the risk-laden capital outlay diminishes its appeal as a long-term asset. Not ideal for Short-term vacation rental and the luxury market are inappropriate strategies, as the current valuation does not align with these high-demand sectors, leaving the investment vulnerable to underperformance in these areas.
Tenant turnover risk The tenant stability score of 70/100 indicates that while tenants may not frequently leave, there is still a significant risk of turnover which could impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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