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.
3-bedroom, 1-bathroom apartment of 91 m², energy rating D. Located Encosta do Sol parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment benefits from a modernized kitchen and bathroom, enhancing functionality, while the outdoor areas showcase a variety of well-kept plants, adding to the property's aesthetic value.
The valuation. The asking price of €425,000 is significantly above the fair value of €209,420, representing an excess of €215,580 or 50.7%. This property is considered overpriced, which may pose challenges for potential investors.
Fair value modelled at €209,420 from the area baseline, adjusted for condition and location. Asking €425,000 sits €215,580 (50.7%) above — overpriced versus fair value.
Asking €425,000 versus the Encosta do Sol, Amadora, Lisbon area baseline of €288,925 (€3,175/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 73 · Materials 66 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Encosta do Sol, Amadora, Lisbon
Area baseline €288,925 + condition -€9,669 + location +€16,977 = modelled fair value of €209,420 (€2,301/m²), a €215,580 (50.7%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Encosta do Sol · 225a33 | Subject | €425,000 | €4,670 | — | 73 | 71 |
| rua Pedro Franco | Active | €329,000 | €5,483 | 17.4% | 65 | 72 |
| rua Ilha do Porto Santo, 6 | Active | €295,000 | €4,758 | 1.9% | 70 | 73 |
| rua República da Bolívia, 1 | Active | €399,000 | €4,926 | 5.5% | 67 | 78 |
| Mina de Água · b7c3b0 | Active | €264,000 | €4,400 | 5.8% | 70 | 80 |
| Median comp | €312,000 | €4,842 | 3.7% | 69 | 76 |
Long-term rental The property's listing price of €425,000 significantly exceeds its fair value of €209,420, indicating that it is overpriced by 50.7%. With a gross yield of only 3.4%, the return on this long-term rental investment is not appealing given the financial disparity. Buy-and-hold Investing in this property for the long term may not be wise, as its current price of €425,000 is substantially above its fair value of €209,420, making it overpriced by 50.7%. The moderate yield of 3.4% suggests that the holding costs and slow appreciation potential could erode any returns. Family rental While the property is located in a decent neighborhood with a score of 71/100, the €425,000 asking price is significantly overpriced against the fair value of €209,420, which presents a 50.7% gap. The family's ability to afford the rental will likely be hindered by the market mismatch between price and fair valuation. Short-term vacation rental This property is not suitable for short-term vacation rentals due to its overpriced listing of €425,000 compared to its fair value of €209,420, reflecting a 50.7% premium. The current rental yield of 3.4% further underscores the lack of viability for this strategy. Student housing Due to the significant markup with a listing price of €425,000 versus a fair value of €209,420 (overpriced by 50.7%), this property is not ideal for student housing. The low rental yield of 3.4% makes it an unfavorable option in a market where students seek affordability.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of high tenant turnover, which could result in increased vacancy costs and unstable revenue flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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