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 77 m² on the 2nd floor, energy rating C. Located on rua Elias Garcia, Falagueira-Venda Nova parish, Amadora municipality, Lisbon district. Noteworthy features: This apartment includes a recently updated bathroom and benefits from a bright interior due to its excellent south-facing orientation, enhancing the living experience throughout the year.
The valuation. The asking price of €289,000 is €108,702 (37.6%) above the fair value of €180,298, indicating the property is overpriced. This premium suggests limited room for negotiation or equity gain for potential investors.
Fair value modelled at €180,298 from the area baseline, adjusted for condition and location. Asking €289,000 sits €108,702 (37.6%) above — overpriced versus fair value.
Asking €289,000 versus the rua Elias Garcia area baseline of €250,943 (€3,259/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 70 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Elias Garcia
Area baseline €250,943 + condition -€7,820 + location +€17,102 = modelled fair value of €180,298 (€2,342/m²), a €108,702 (37.6%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Elias Garcia | Subject | €289,000 | €3,753 | — | 70 | 75 |
| Queluz e Belas · 49b7ac | Active | €290,000 | €3,766 | 0.3% | 70 | 73 |
| Águas Livres · 6fb85d | Active | €259,500 | €5,406 | 44.0% | — | 78 |
| rua 3 | Active | €315,000 | €4,632 | 23.4% | 73 | 76 |
| rua Bento de Jesus Caraça | Active | €350,000 | €5,000 | 33.2% | 72 | 74 |
| Median comp | €302,500 | €4,816 | 28.3% | 72 | 75 |
Long-term rental The property is overpriced at €289,000 compared to the fair value of €180,298, indicating a 37.6% gap that undermines potential profitability. With a gross yield of only 3.9%, the long-term rental strategy may not provide sufficient returns to justify the investment. Buy-and-hold Investing in this 2-bed apartment is not advisable given its current listing price, which is significantly above the fair value. The 3.9% gross yield suggests that holding this property for appreciation may not be advantageous, particularly when the market signals an overpriced status. Family rental Although family rentals can typically provide stability, this property’s listing price is excessively high compared to its fair value. The combination of a modest yield of 3.9% and a valuation that is 37.6% above fair market suggests that this investment may not be well-suited for families seeking long-term housing at a reasonable price.
Economic Vulnerability The property may face fluctuations in income stability due to its high economic stability score of 80/100 combined with a lower tenant stability score of 70/100, indicating a potential risk if tenant turnover increases significantly.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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