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 76 m² on the 3rd floor, built in 1990, energy rating D. Located Encosta do Sol parish, Amadora municipality, Lisbon district. This apartment features a secure parking space and unobstructed views that enhance the natural light and spacious feel, ideal for urban living in Amadora.
The valuation. The asking price of €319,900 is significantly above the fair value of €184,570, resulting in a discrepancy of €135,330, or 42.3%. Consequently, this property is considered overpriced.
Fair value modelled at €482,055 from 4 comparable sales in the area. Asking €314,900 sits €167,155 (34.7%) below — the upside to fair value.
Asking €314,900 versus the rua Bernardo Santareno area baseline of €418,378 (€5,505/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €418,378, adjusted for condition and micro-location, gives a modelled fair value of €482,055 (€6,343/m²), a €167,155 (34.7%) gap versus the €314,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bernardo Santareno | Subject | €314,900 | €4,143 | — | 70 | 76 |
| calçada do Tojal | Active | €480,000 | €6,316 | 52.4% | 76 | 80 |
| Benfica · 957035 | Active | €375,000 | €6,818 | 64.6% | 74 | 73 |
| Mina de Água · 956fd0 | Active | €300,000 | €4,478 | 8.1% | 72 | 70 |
| rua das Pedralvas | Active | €465,000 | €6,370 | 53.7% | 70 | 75 |
| Median comp | €420,000 | €6,343 | 53.1% | 73 | 74 |
Long-term rental The 2-bed apartment in Encosta do Sol is currently overpriced at €319,900, representing a significant gap of 42.3% from its fair value of €184,570. The projected gross yield of 3.5% does not justify this premium, making it a less attractive option for long-term rental investments. Family rental Despite its family-friendly neighbourhood score of 76/100, the property at €319,900 is overpriced, exceeding its fair value by 42.3%. As a result, the potential for family rentals may be diminished given the high upfront investment compared to rent return. Buy-and-hold The buy-and-hold strategy for the 2-bed apartment in Encosta do Sol is not favorable due to its pricing at €319,900, which is 42.3% above its fair value of €184,570. This substantial markup raises concerns about long-term capital appreciation potential and cash flow stability in the investment.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of turnover, which could affect cash flow and operational stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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