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 80 m², built in 1977. Located on parque Central, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts two balconies that enhance natural light and provide an inviting outdoor space, while its potential for an open-plan living area adds versatility to the layout.
The valuation. The asking price of €319,000 sits significantly above the fair value of €186,362, resulting in an overprice of €132,638 (41.6%). This renders the property a less appealing investment opportunity.
Fair value modelled at €186,362 from the area baseline, adjusted for condition and location. Asking €319,000 sits €132,638 (41.6%) above — overpriced versus fair value.
Asking €319,000 versus the parque Central area baseline of €258,480 (€3,231/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 65 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
parque Central
Area baseline €258,480 + condition -€8,375 + location +€17,057 = modelled fair value of €186,362 (€2,330/m²), a €132,638 (41.6%) gap versus the €319,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque Central | Subject | €319,000 | €3,988 | — | 70 | 74 |
| avenida do Brasil, 46B | Active | €330,000 | €3,882 | 2.6% | 70 | 80 |
| Pontinha e Famões · 001bb2 | Active | €355,000 | €4,733 | 18.7% | 75 | 73 |
| rua Gomes Freire, 2 | Active | €289,000 | €4,129 | 3.5% | 62 | 73 |
| praceta Joaquim Casimiro S / N | Active | €298,000 | €3,973 | 0.4% | 65 | 73 |
| Median comp | €314,000 | €4,051 | 1.6% | 68 | 73 |
Long-term rental The 2-bed apartment in Mina de Água is overpriced by 41.6%, making it a less appealing option for long-term rental investors seeking solid returns. With a gross yield of only 3.7%, renters may find more value in comparably priced alternatives in the area. Family rental Despite the apartment's proximity to suburban amenities, it remains overpriced at €319,000, which diminishes its appeal as a family rental. Families might opt for larger or better-priced options nearby, especially given the median income levels typically found in the area. Buy-and-hold As a buy-and-hold investment, the apartment's fair value of €186,362 indicates significant overpricing, presenting a challenge for capital appreciation. Investors may find a better balance of risk and reward by targeting undervalued properties in the surrounding neighborhood rather than this one. Not ideal for: Luxury market, Short-term vacation rental.
Tenant turnover risk The tenant stability score of 65/100 suggests a moderate risk of tenant turnover, which could lead to increased vacancy periods and costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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