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.
3-bedroom, 2-bathroom apartment of 106 m², built in 1985, energy rating E. Located on rua José Maria Pereira, 8, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes a modern suite for added privacy and a dedicated storage room enhancing organizational capability in a spacious living environment.
The valuation. The asking price of €345,000 stands significantly above the fair value of €252,978, exceeding it by €92,022 or 26.7%. This property is deemed overpriced in relation to its market worth.
Fair value modelled at €252,978 from the area baseline, adjusted for condition and location. Asking €345,000 sits €92,022 (26.7%) above — overpriced versus fair value.
Asking €345,000 versus the rua José Maria Pereira, 8 area baseline of €342,486 (€3,231/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 66/100 (Housing Market 75 · Amenities 60 · Economic 70 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua José Maria Pereira, 8
Area baseline €342,486 + condition +€2,484 + location +€15,067 = modelled fair value of €252,978 (€2,387/m²), a €92,022 (26.7%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Maria Pereira, 8 | Subject | €345,000 | €3,255 | — | 75 | 66 |
| Águas Livres · 023b3a | Active | €320,000 | €3,596 | 10.5% | 70 | 77 |
| praceta Humberto Delgado, 6 | Active | €285,000 | €2,714 | 16.6% | 70 | 71 |
| rua José Maria Pereira, 8 | Active | €350,000 | €3,500 | 7.5% | 80 | 70 |
| rua General João de Almeida S / N | Active | €295,000 | €3,782 | 16.2% | 78 | 72 |
| Median comp | €307,500 | €3,548 | 9.0% | 74 | 72 |
Long-term rental This 3-bed apartment in Mina de Água, listed at €345,000, reflects a significant gap of 26.7% above its fair value of €252,978. With a gross yield of only 3.8%, the property’s overpriced nature limits its potential for a strong long-term investment return. Family rental Despite the good condition rating of 77/100, the high listing price renders this property less attractive for family rentals, which typically seek value for money. The 3.8% gross yield indicates that families may look elsewhere for more reasonably priced options within the Lisbon metro area. Buy-and-hold The current listing price exceeds fair value significantly, suggesting that this buy-and-hold strategy may not yield desirable investment growth over time. The neighbourhood's average score of 66/100 does not provide compelling justification for the premium price, making long-term appreciation uncertain. Not ideal for: Short-term rental, Luxury market, Student housing
Economic Dependence Risk The property is at risk of decreased tenant stability, as indicated by a tenant stability score of 60/100, which may lead to higher vacancy rates and potential revenue loss due to weaker economic conditions reflected in a 70/100 economic stability score.
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