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 102 m² on the 2nd floor, built in 2003. Located on urbanização Moinho do Guizo, 1, Mina de Água parish, Amadora municipality, Lisbon district. This apartment features quadruple glazed windows for enhanced insulation and reduction of noise, ensuring a comfortable living environment in a bustling urban area.
The valuation. The asking price of €384,900 is significantly above the fair value of €231,018, representing an overvaluation of €153,882, or 40.0%. This suggests that the property is overpriced, thus requiring careful consideration before investment. Buy-to-flip angle. A buy-to-flip strategy could yield limited profit potential, given the current asking price is significantly higher than fair value, making it a challenging resale opportunity. Updates to key areas like the kitchen and bathroom may enhance appeal and margins. Buy-to-let angle. The gross yield for this property stands at 3.6%, translating to an estimated rental income of €1,155 per month. This income stream could be feasible for long-term rental, especially in a mixed neighborhood like Mina de Água.
Fair value modelled at €231,018 from the area baseline, adjusted for condition and location. Asking €384,900 sits €153,882 (40.0%) above — overpriced versus fair value.
Asking €384,900 versus the urbanização Moinho do Guizo, 1 area baseline of €329,562 (€3,231/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 70 · Materials 66 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
urbanização Moinho do Guizo, 1
Area baseline €329,562 + condition -€15,459 + location +€19,936 = modelled fair value of €231,018 (€2,265/m²), a €153,882 (40.0%) gap versus the €384,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| urbanização Moinho do Guizo, 1 | Subject | €384,900 | €3,774 | — | 70 | 72 |
| parque Central | Active | €319,000 | €3,988 | 5.7% | 70 | 74 |
| avenida de Santa Marta | Active | €271,500 | €3,620 | 4.1% | 70 | 70 |
| avenida de Santa Marta, 20 | Active | €320,000 | €3,368 | 10.7% | 70 | 70 |
| rua Doutor Mariano Roque Laia | Active | €275,500 | €4,051 | 7.4% | 65 | 74 |
| Median comp | €297,250 | €3,804 | 0.8% | 70 | 72 |
Long-term rental This 2-bed apartment in Mina de Água is overpriced at €384,900, significantly exceeding the fair value of €231,018 by 40.0%. With a gross yield of only 3.6%, the investment potential is limited despite the area’s decent tenant quality. Family rental Given the current pricing, this property is marked at €384,900 while fair market value stands at €231,018, indicating that it is overpriced by 40.0%. Although suitable for families seeking stability, the yield of 3.6% does not justify the high entry point. Buy-and-hold At €384,900, this property represents a significant overvaluation compared to its fair value of €231,018, resulting in a 40.0% disparity. The 3.6% gross yield suggests that holding this property for the long term may not deliver the desired investment returns considering its price point.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which can lead to increased vacancy rates and impact overall rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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