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 104 m², energy rating B. Located on rua Durão de Matos, 11, Mina de Água parish, Amadora municipality, Lisbon district. This apartment features a fireplace with heat recovery, enhancing energy efficiency while providing warmth, and boasts high-quality PVC windows ensuring superior thermal and acoustic insulation.
The valuation. The asking price of €475,000 sits significantly above the fair value of €248,386, making it overpriced by €226,614 or 47.7%. This discrepancy suggests limited investment potential in the current market context.
Fair value modelled at €248,386 from the area baseline, adjusted for condition and location. Asking €475,000 sits €226,614 (47.7%) above — overpriced versus fair value.
Asking €475,000 versus the rua Durão de Matos, 11 area baseline of €336,024 (€3,231/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 76 · Room dimensions 73). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 80 · Amenities 75 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Durão de Matos, 11
Area baseline €336,024 + condition -€2,925 + location +€20,327 = modelled fair value of €248,386 (€2,388/m²), a €226,614 (47.7%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Durão de Matos, 11 | Subject | €475,000 | €4,567 | — | 70 | 72 |
| rua 1º de Dezembro, 3 | Active | €325,000 | €4,514 | 1.2% | 75 | 75 |
| rua Ramada Curto, 10 | Active | €280,000 | €3,733 | 18.3% | 75 | 75 |
| rua Florbela Espanca | Active | €550,000 | €6,627 | 45.1% | 78 | 77 |
| rua Vasco Santana, 5 | Active | €195,000 | €3,482 | 23.8% | 70 | 73 |
| Median comp | €302,500 | €4,124 | 9.7% | 75 | 75 |
Long-term rental The property presents a gross yield of only 2.7%, indicating limited potential for rental income growth relative to the purchase price of €475,000. With a significant gap of 47.7% against the fair value of €248,386, the current pricing supports a long-term rental strategy that appears overpriced. Family rental While the property is spacious and located in a suburban area, the overly high asking price of €475,000 diminishes its attractiveness for family rental opportunities. The gap of 47.7% over the fair value suggests that buyer expectations may not align with what families are willing to pay for such accommodations. Buy-and-hold With a fair value of just €248,386 and an asking price reflecting a 47.7% premium, this apartment fails to present a feasible buy-and-hold investment strategy. The current pricing compromises the potential for long-term capital appreciation, rendering it overpriced in a competitive market. Not ideal for: Luxury market, Short-term vacation rental
Economic Sensitivity Risk: With an economic stability score of 75/100 and a tenant stability score of 65/100, the property may face challenges if economic conditions worsen, potentially leading to increased vacancy rates or rental defaults.
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