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 62 m² on the 1st floor. Located on rua 9 de Abril, 23, Mina de Água parish, Amadora municipality, Lisbon district. This apartment features dual closed balconies that provide additional usable space for leisure or storage, enhancing its practical appeal in a quiet residential neighborhood.
The valuation. The asking price of €239,000 is positioned very close to the fair value of €239,635, reflecting a minor difference of €635 (0.3%). This indicates that the property is fairly valued and not a distressed asset.
Fair value modelled at €239,635 from 6 comparable sales in the area. Asking €239,000 sits €635 (0.3%) below — the upside to fair value.
Asking €239,000 versus the rua 9 de Abril, 23 area baseline of €229,771 (€3,706/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €229,771, adjusted for condition and micro-location, gives a modelled fair value of €239,635 (€3,865/m²), a €635 (0.3%) gap versus the €239,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 9 de Abril, 23 | Subject | €239,000 | €3,855 | — | 58 | 75 |
| rua Padre Américo | Active | €310,000 | €4,769 | 23.7% | 54 | 74 |
| avenida Camilo Castelo Branco | Active | €260,000 | €4,000 | 3.8% | 60 | 79 |
| rua Carvalho Araújo, 3 | Active | €235,000 | €3,730 | 3.2% | 45 | 78 |
| rua Elias Garcia | Active | €285,000 | €4,750 | 23.2% | 58 | 79 |
| Median comp | €272,500 | €4,375 | 13.5% | 56 | 79 |
Long-term rental This 2-bed apartment in Mina de Água is well-positioned for long-term rental, given its 4.9% gross yield and favorable employment conditions due to proximity to the Lisbon metro. The property is fairly valued at €239,000, reflecting a tight gap to its fair value of €239,635, indicating a stable investment opportunity. Buy-and-hold The current valuation of €239,000 aligns closely with its fair value, making it an adequate choice for a buy-and-hold investment strategy. The 4.9% gross yield is appealing in a suburban area like Amadora, where tenant quality is generally good, supported by local amenities. Family rental With a fair value of €239,635 and a robust neighborhood score of 75/100, this property is suitable for family rentals, where demand can be consistent given accessible amenities. The 2-bed configuration and proximity to the Lisbon metro enhance its attractiveness for families seeking stable housing. Not ideal for short-term vacation rental This property is not ideal for a short-term vacation rental strategy due to its fair valuation, which suggests limited upside potential compared to alternative investments. The suburban location, while convenient for residents, may not cater to the needs of transient renters looking for a more urban experience. Not ideal for student housing The combination of its fair value and neighborhood score indicates this apartment is not optimal for student housing, as there are likely more competitive options near university campuses. Additionally, the amenity profile may not sufficiently appeal to the preferences of the student demographic. Not ideal for luxury market Priced at €239,000 and with a condition score of 53/100, this apartment does not meet the standards or expectations of the luxury market segment. The suburban setting and average condition further underscore its misalignment with luxury investment criteria.
Tenant churn risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could impact rental income and property management 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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