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 97 m² on the 2nd floor, energy rating D. Located on rua Aniceto do Rosário, 12, Falagueira-Venda Nova parish, Amadora municipality, Lisbon district. Unique Feature: The apartment features a modern kitchen with quality appliances, and its herringbone wooden flooring adds charm despite showing some wear and age in the living areas.
The valuation. The asking price of €280,000 sits €40,578 (16.9%) above the fair value of €239,422, indicating the property is overpriced in the current market context. Buy-to-flip angle. A resale or wholesale strategy would focus on minor upgrades within the 65/100 condition score to elevate the apartment's appeal, targeting a higher market price for a quick turnaround. Buy-to-let angle. With an estimated monthly rental income of €980, the property offers a gross yield of 4.2%, making it suitable for long-term family rentals in the demand-rich area near central Lisbon.
Fair value modelled at €239,422 from 6 comparable sales in the area. Asking €280,000 sits €40,578 (16.9%) above — overpriced versus fair value.
Asking €280,000 versus the rua Aniceto do Rosário, 12 area baseline of €177,975 (€1,835/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €177,975, adjusted for condition and micro-location, gives a modelled fair value of €239,422 (€2,468/m²), a €40,578 (16.9%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Aniceto do Rosário, 12 | Subject | €280,000 | €2,887 | — | 60 | 76 |
| Mina de Água · 38c306 | Active | €185,000 | €2,342 | 18.9% | — | 73 |
| avenida Santos Mattos | Active | €280,000 | €2,857 | 1.0% | 60 | 80 |
| Encosta do Sol · 82c87c | Active | €155,000 | €2,123 | 26.4% | — | 73 |
| rua de Macau, 10 | Active | €175,000 | €2,134 | 26.1% | — | 77 |
| Median comp | €180,000 | €2,238 | 22.5% | 60 | 75 |
Long-term rental The property is overpriced at €280,000, with a fair value of only €239,422, creating a gap of 16.9%. While the gross yield of 4.2% appears reasonable, the inflated price diminishes the attractiveness for long-term rental investment. Buy-and-hold Holding onto this property may not yield the expected long-term appreciation, given its current listing is 16.9% above fair value. The combination of a decent neighbourhood score and relatively good condition does not compensate for the overpriced entry point. Family rental Targeting families may be challenging due to the property’s high listing price of €280,000 versus its fair value of €239,422. Although the area has decent amenities and tenant quality, the property being overpriced limits its appeal in the family rental market.
Tenant turnover risk A tenant stability score of 75/100 indicates a potential risk of increased turnover, which could lead to higher vacancy rates and associated costs in the future.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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