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 4th floor, built in 1977, energy rating E. Located on parque Central, Mina de Água parish, Amadora municipality, Lisbon district. This apartment boasts excellent solar exposure and unobstructed views, enhancing both natural light and the potential for a modern interior renovation.
The valuation. The asking price of €245,000 sits slightly above the calculated fair value of €237,629, indicating a difference of €7,371 or 3.1%. Verdict: fair.
Fair value modelled at €237,629 from 6 comparable sales in the area. Asking €245,000 sits €7,371 (3.1%) above — overpriced versus fair value.
Asking €245,000 versus the parque Central area baseline of €204,142 (€2,835/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €204,142, adjusted for condition and micro-location, gives a modelled fair value of €237,629 (€3,300/m²), a €7,371 (3.1%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque Central | Subject | €245,000 | €3,403 | — | 60 | 74 |
| rua dos Moinhos | Active | €300,000 | €3,226 | 5.2% | 62 | 73 |
| rua João Frederico Ludovice, 28 | Active | €348,500 | €4,149 | 21.9% | 68 | 70 |
| praceta de Diu | Active | €270,000 | €4,091 | 20.2% | — | 75 |
| rua Borges Carneiro | Active | €230,000 | €3,151 | 7.4% | 65 | 76 |
| Median comp | €285,000 | €3,659 | 7.5% | 65 | 74 |
Long-term rental This 2-bed apartment in Mina de Água, Amadora presents a gross yield of 4.8%, making it a stable option for long-term rental in a safe and well-connected suburban area. With a fair value assessment closely aligning with the listing price, it offers a solid investment opportunity without significant overvaluation concerns. Family rental The property is well-suited for family rentals due to its reasonable access to quality schools and family-friendly amenities in the neighborhood that boasts a decent tenant quality rating. The listing price aligns closely with its fair value, suggesting stability for potential family-oriented tenants in this suburban setting. Buy-and-hold In a market characterized by modest growth and good amenities, this property represents a fair buy-and-hold investment, ideal for investors looking for a long-term asset in Greater Lisbon. The projected yield of 4.8% is attractive, and the fair value assessment indicates no immediate overpricing concerns that could affect long-term value appreciation.
Economic Vulnerability The property faces potential investment risk due to both the economic stability and tenant stability scores being at 70/100, indicating moderate vulnerability to economic fluctuations which could affect rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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