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 93 m² on the 2nd floor, energy rating C. Located on estrada da Ameixoeira, 21, Santa Clara parish, Lisbon municipality, Lisbon district. Noteworthy Features: This apartment includes a private balcony ideal for outdoor leisure and is located in a quiet residential area with convenient access to essential amenities.
The valuation. The asking price of €430,000 is significantly above the fair value of €145,764, resulting in an overvaluation of €284,236 (66.1%). This indicates the property is overpriced. Buy-to-flip angle. A buy-to-flip strategy may not be viable due to the high acquisition cost compared to market value, limiting potential profit margins from flipping. Buy-to-let angle. With an estimated gross yield of 3.3% and monthly rental income of approximately €1,182, a buy-to-let approach aims for stable cash flow but reflects low returns relative to market standards.
Fair value modelled at €145,764 from the area baseline, adjusted for condition and location. Asking €430,000 sits €284,236 (66.1%) above — overpriced versus fair value.
Asking €430,000 versus the estrada da Ameixoeira, 21 area baseline of €349,959 (€3,763/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
estrada da Ameixoeira, 21
Area baseline €349,959 + condition +€7,556 + location +€12,564 = modelled fair value of €145,764 (€1,567/m²), a €284,236 (66.1%) gap versus the €430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Ameixoeira, 21 | Subject | €430,000 | €4,624 | — | 78 | 75 |
| rua Jorge Sena S / N | Active | €410,000 | €5,062 | 9.5% | 75 | 81 |
| rua Guilherme Gomes Fernandes | Active | €395,000 | €4,938 | 6.8% | 76 | 76 |
| Lumiar · 6d5340 | Active | €618,000 | €4,984 | 7.8% | 82 | 77 |
| Santa Clara · 96c5df | Active | €325,000 | €5,328 | 15.2% | 78 | 74 |
| Median comp | €402,500 | €5,023 | 8.6% | 77 | 77 |
Long-term rental The property’s listing price of €430,000 significantly exceeds its fair value of €145,764, indicating it is overpriced by 66.1%. With a gross yield of only 3.3%, this strategy lacks sufficient returns to justify the investment. Family rental Despite the property’s residential character and decent condition rating of 80/100, the listing price is excessively high compared to the fair market value. This makes it an unattractive option for family rentals, where affordability is key for long-term tenancy. Buy-and-hold Holding onto this property is questionable, given that it is overpriced at €430,000 against a fair value of €145,764, resulting in a substantial valuation gap. Investors may find it challenging to see adequate appreciation in value, limiting the benefits of a buy-and-hold strategy.
Tenant turnover risk The combination of a Tenant Stability score of 70/100 suggests potential instability in tenant retention, which may lead to increased vacancy rates and associated 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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