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 81 m² on the 2nd floor, built in 2004. Located on praceta Romeu de Mello, 2N, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes two enclosed balconies, providing additional usable space and enhancing natural light throughout the living areas, complemented by central vacuum for added convenience.
The valuation. The asking price of €365,000 is significantly above the fair value of €198,611, creating a discrepancy of €166,389 or 45.6%. Verdict: overpriced. Buy-to-flip angle. The strategy for resale focuses on enhancing the apartment's appeal through minor renovations to capitalize on the unjustifiably high asking price. Buy-to-let angle. The estimated rental income of €1,004 per month offers a gross yield of 3.3%, though the property’s high price may limit overall profitability for long-term holding.
Fair value modelled at €198,611 from the area baseline, adjusted for condition and location. Asking €365,000 sits €166,389 (45.6%) above — overpriced versus fair value.
Asking €365,000 versus the praceta Romeu de Mello, 2N area baseline of €261,711 (€3,231/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta Romeu de Mello, 2N
Area baseline €261,711 + condition +€0 + location +€18,710 = modelled fair value of €198,611 (€2,452/m²), a €166,389 (45.6%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Romeu de Mello, 2N | Subject | €365,000 | €4,506 | — | 72 | 76 |
| parque Central | Active | €319,000 | €3,988 | 11.5% | 70 | 74 |
| Mina de Água · 956fd0 | Active | €300,000 | €4,478 | 0.6% | 72 | 70 |
| Falagueira-Venda Nova · ba3f9f | Active | €365,000 | €5,214 | 15.7% | 75 | 68 |
| rua Doutor Mário Cal Brandão | Active | €315,000 | €3,938 | 12.6% | 74 | 71 |
| Median comp | €317,000 | €4,233 | 6.1% | 73 | 71 |
Long-term rental The 2-bed apartment in Mina de Água commands a listing price of €365,000, which is markedly higher than its fair value of €198,611, indicating that it is overpriced. With a gross yield of only 3.3%, this investment may struggle to generate substantial cash flow in a competitive rental market. Family rental Targeting families in the Mina de Água area poses challenges due to the apartment's high price point of €365,000, significantly exceeding the fair value of €198,611. The modest 3.3% yield suggests insufficient financial incentive for family renters who may prioritize value and affordability. Buy-and-hold While a buy-and-hold strategy often hinges on long-term appreciation, the current listing price of €365,000 against a fair value of €198,611 raises concerns about the potential for future returns. The property’s yield of 3.3% does not offer an attractive proposition for investors looking for reliable, ongoing revenue in this overpriced market. Not ideal for: Short-term rental, Luxury market
[Tenant turnover risk] With a tenant stability score of 70/100, there is a heightened risk of turnover, which could lead to increased vacancy rates and associated costs in securing new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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