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 72 m² on the 8th floor, built in 1995, energy rating E. Located Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment features a practical closed balcony accessible from one of the bedrooms, enhancing living space and functionality in an already well-lit layout.
The valuation. The asking price of €289,000 is significantly above fair value, which is established at €170,616, resulting in an overvaluation of €118,384 (41.0%). This price point does not represent a financially sound investment opportunity. Buy-to-flip angle. A resale strategy would focus on improving the apartment's appeal with minor renovations, potentially increasing its value for resale; however, the current pricing trend suggests limited profit prospects. Buy-to-let angle. With an estimated gross yield of 4%, providing a rental income of approximately €963 per month, this property could serve as a long-term family rental investment, albeit it is priced higher than the market supports.
Fair value modelled at €170,616 from the area baseline, adjusted for condition and location. Asking €289,000 sits €118,384 (41.0%) above — overpriced versus fair value.
Asking €289,000 versus the Mina de Água, Amadora, Lisbon area baseline of €232,632 (€3,231/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 72 · Materials 65 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Mina de Água, Amadora, Lisbon
Area baseline €232,632 + condition -€5,288 + location +€15,991 = modelled fair value of €170,616 (€2,370/m²), a €118,384 (41.0%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Mina de Água · 225c92 | Subject | €289,000 | €4,014 | — | 72 | 75 |
| Benfica · 4d4588 | Active | €395,000 | €7,182 | 78.9% | 68 | 75 |
| rua Ribeiro Sanches | Active | €259,000 | €3,500 | 12.8% | 71 | 71 |
| estrada da Falagueira | Active | €320,000 | €4,571 | 13.9% | 72 | 71 |
| Pontinha e Famões · 001bb2 | Active | €355,000 | €4,733 | 17.9% | 75 | 73 |
| Median comp | €337,500 | €4,652 | 15.9% | 72 | 72 |
Long-term rental The 2-bed apartment in Mina de Água, currently listed at €289,000, is overpriced by 41% compared to its fair value of €170,616. Despite the neighborhood's good rating of 75/100, the yield of 4% gross is insufficient to justify the inflated price. Buy-and-hold Investing in this property for a buy-and-hold strategy is not advisable due to its 41% gap from fair value, placing it at €289,000 instead of the justified €170,616. The decent neighborhood amenities do not compensate for the elevated asking price and mediocre yield, making this a less attractive option for long-term investment. Family rental While there is a demand for family living in the Mina de Água neighborhood, the property’s current list price of €289,000 signifies a 41% overvaluation compared to its fair value of €170,616. This overpriced status, accompanied by a gross yield of only 4%, raises concerns about the profitability of pursuing a family rental strategy.
Potential Vacancy Risk The property has a tenant stability score of 75/100, indicating possible fluctuations in rental income if tenants frequently change.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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