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 60 m². Located Mina de Água parish, Amadora municipality, Lisbon district. This apartment boasts recent bathroom updates and is located within walking distance to Mina de Água train station, enhancing both comfort and commuting convenience.
The valuation. The asking price of €264,000 is significantly higher than the fair value of €139,876, indicating an overpriced property by €124,124 (47.0%). This indicates a poor investment opportunity based on current market conditions.
Fair value modelled at €139,876 from the area baseline, adjusted for condition and location. Asking €264,000 sits €124,124 (47.0%) above — overpriced versus fair value.
Asking €264,000 versus the Mina de Água, Amadora, Lisbon area baseline of €193,860 (€3,231/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 70 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Mina de Água, Amadora, Lisbon
Area baseline €193,860 + condition -€9,375 + location +€15,991 = modelled fair value of €139,876 (€2,331/m²), a €124,124 (47.0%) gap versus the €264,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Mina de Água · b7c3b0 | Subject | €264,000 | €4,400 | — | 70 | 80 |
| rua Fialho de Almeida, 11 | Active | €280,000 | €4,375 | 0.6% | 65 | 75 |
| Massamá e Monte Abraão · cfe1d5 | Active | €265,900 | €3,745 | 14.9% | — | 77 |
| rua Pedro Franco | Active | €329,000 | €5,483 | 24.6% | 65 | 72 |
| rua Gomes Freire, 2 | Active | €289,000 | €4,129 | 6.2% | 62 | 73 |
| Median comp | €284,500 | €4,252 | 3.4% | 65 | 74 |
Long-term rental The 2-bed apartment in Mina de Água is not an attractive option for long-term rental given that it is listed at €264,000, which is 47.0% above its fair value of €139,876. The gross yield of 4.4% does not justify the investment considering the significant gap from the fair value. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable due to its overpriced status at €264,000, exceeding the fair value by 47.0%. The potential appreciation needed to warrant this investment is unlikely given the current market conditions. Family rental While the neighborhood has good schools and residential appeal, the 2-bed apartment priced at €264,000 is clearly overpriced by 47.0% compared to its fair value. This inflated price could deter families looking for affordable long-term housing options in a suburb of Lisbon.
Tenant turnover risk High tenant stability (75/100) indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and lost rental income.
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