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 86 m² on the 2nd floor. Located on avenida Padre Himalaia, 26, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes two closed balconies, enhancing living space and natural light while overlooking a tranquil residential area, contributing to a peaceful urban lifestyle.
The valuation. The asking price of €300,000 sits €103,515 or 34.5% above the fair value of €196,485, making this property overpriced. This disparity highlights the risk associated with purchasing at this price point.
Fair value modelled at €196,485 from the area baseline, adjusted for condition and location. Asking €300,000 sits €103,515 (34.5%) above — overpriced versus fair value.
Asking €300,000 versus the avenida Padre Himalaia, 26 area baseline of €290,250 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 70 · Materials 65 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
avenida Padre Himalaia, 26
Area baseline €290,250 + condition -€12,094 + location +€17,573 = modelled fair value of €196,485 (€2,285/m²), a €103,515 (34.5%) gap versus the €300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Padre Himalaia, 26 | Subject | €300,000 | €3,488 | — | 70 | 73 |
| rua Luís de Camões | Active | €295,000 | €3,642 | 4.4% | 70 | 78 |
| rua João José de Aguiar, 6 | Active | €290,000 | €3,333 | 4.4% | 65 | 76 |
| rua Sebastião da Gama, 5 | Active | €275,000 | €3,618 | 3.7% | 70 | 73 |
| rua Joaquim Tim Tim Sitima, 12 | Active | €349,000 | €4,592 | 31.6% | 72 | 70 |
| Median comp | €292,500 | €3,630 | 4.1% | 70 | 75 |
Long-term rental The property is currently overpriced, making it less attractive for long-term rental investments with a yield of only 3.9%. Given the suburban setting and decent amenities, this option may provide stable income but lacks strong financial justification due to the significant gap from fair value. Buy-and-hold Investing in this property for a buy-and-hold strategy is not advisable, as its current price of €300,000 is 34.5% above the fair value of €196,485. The expected yield of 3.9% combined with the substantial overpricing diminishes the potential for capital appreciation and long-term returns. Family rental While there is potential for family rental due to the suburban location and amenities, the property is overpriced, hindering its attractiveness in this segment. The current listing price does not align with the fair value, making it a questionable investment for families seeking affordable housing options.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher tenant turnover, 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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