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, 2-bathroom apartment of 116 m² on the 9th floor, built in 1982, energy rating D. Located on praceta João Guedes, 4, Falagueira-Venda Nova parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts two balconies that enhance natural light and provide outdoor space, along with spacious built-in wardrobes in each bedroom for added storage efficiency.
The valuation. The asking price of €425,000 significantly exceeds the fair value of €266,238 by €158,762 (37.4%). This indicates that the property is overpriced, suggesting a lack of investment feasibility at the current listing price.
Fair value modelled at €266,238 from the area baseline, adjusted for condition and location. Asking €425,000 sits €158,762 (37.4%) above — overpriced versus fair value.
Asking €425,000 versus the praceta João Guedes, 4 area baseline of €378,044 (€3,259/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 65 · Materials 68 · Room dimensions 67). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 75 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta João Guedes, 4
Area baseline €378,044 + condition -€16,131 + location +€24,733 = modelled fair value of €266,238 (€2,295/m²), a €158,762 (37.4%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta João Guedes, 4 | Subject | €425,000 | €3,664 | — | 65 | 74 |
| Alfragide · f362be | Active | €597,500 | €5,975 | 63.1% | 70 | 79 |
| avenida do Uruguai | Active | €599,900 | €6,976 | 90.4% | 61 | 83 |
| Encosta do Sol · 28ba82 | Active | €400,000 | €5,128 | 40.0% | 60 | 74 |
| avenida Aviação Portuguesa, 20 | Active | €315,000 | €3,795 | 3.6% | 66 | 76 |
| Median comp | €498,750 | €5,552 | 51.5% | 64 | 78 |
Long-term rental The property is priced significantly above its fair value by 37.4%, which suggests that the potential return on investment may not be plausible given the gross yield of only 3.6%. With a condition score of 66 and a neighbourhood rating of 74, it is unlikely to attract high-quality tenants for long-term rentals. Family rental At a listing price of €425,000, the property appears overpriced compared to its fair value of €266,238, making it a less appealing option for family rentals. Although the area has good connectivity and decent amenities, the combination of a modest yield and high purchase price jeopardizes its attractiveness for families seeking rental properties. Buy-and-hold The considerable gap between the listing price and fair value indicates that the buy-and-hold strategy for this property may not yield favorable returns, as the property is deemed overpriced at €425,000. Given the gross yield of 3.6% and the condition and neighbourhood scores, long-term appreciation prospects could be limited under these circumstances.
Economic and Tenant Stability Risk A scored stability of 70/100 in both economic and tenant stability indicates a moderate risk level that could lead to fluctuations in rental income or potential vacancies.
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