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 100 m² on the 5th floor, built in 1987, energy rating C. Located on rua do Município, Encosta do Sol parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts two private balconies that provide ample natural light and scenic views of the surrounding area, enhancing the overall living experience.
The valuation. The asking price of €260,000 is significantly above the fair value of €191,002, indicating an excess of €68,998 or 26.5%. This property is not a sound investment at the current asking price. Buy-to-flip angle. A buy-to-flip strategy would be unfeasible given its current valuation, as profit margins would likely be eroded by the stark difference between the purchase price and its anticipated resale value. Buy-to-let angle. With an estimated gross yield of 4.9% at around €1,062/month, the buy-to-let strategy offers potential steady income, although renovation costs may impact long-term profitability due to the property’s condition.
Fair value modelled at €191,002 from the area baseline, adjusted for condition and location. Asking €260,000 sits €68,998 (26.5%) above — overpriced versus fair value.
Asking €260,000 versus the rua do Município area baseline of €317,500 (€3,175/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 46/100 (Condition 45 · Materials 50 · Room dimensions 45). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 66/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua do Município
Area baseline €317,500 + condition -€45,313 + location +€14,214 = modelled fair value of €191,002 (€1,910/m²), a €68,998 (26.5%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Município | Subject | €260,000 | €2,600 | — | 45 | 66 |
| rua do Poder, 11 | Active | €250,000 | €3,571 | 37.4% | 40 | 76 |
| Mina de Água · 6d5393 | Active | €245,000 | €3,267 | 25.6% | 42 | 70 |
| avenida Conde de Oeiras S / N | Active | €330,000 | €3,587 | 38.0% | 40 | 77 |
| Águas Livres · e40a6e | Active | €255,000 | €4,048 | 55.7% | 40 | 74 |
| Median comp | €252,500 | €3,579 | 37.7% | 40 | 75 |
Family rental This property is priced at €260,000, significantly above its fair value of €191,002. With a gross yield of 4.9% and a condition rating of only 46/100, it may not be the best option for families seeking long-term rentals in the area. Long-term rental At €260,000, this apartment is overpriced compared to the fair value of €191,002, which suggests limited room for appreciation. The yield of 4.9% does not compensate for the high asking price and the apartment's below-average condition, hindering its long-term rental attractiveness. Buy-and-hold Although holding property can often yield returns over time, this apartment's listing at €260,000 lacks justification against its fair value of €191,002, indicating potential stagnation. Investors should be cautious as the lower condition score of 46/100 may lead to higher costs in maintenance and improvement, affecting overall investment performance.
Tenant turnover risk The low tenant stability score of 55/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
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