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 69 m² on the 3rd floor, built in 1959, energy rating E. Located on rua Conselheiro Pequito, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment's location on the 3rd floor provides enhanced natural light and potential for views, while its proximity to essential services supports a vibrant urban lifestyle.
The valuation. The asking price of €210,000 sits significantly above the fair value of €179,363, resulting in an overpricing of €30,637 (17.1%). This premium suggests that the current market expectations are unrealistic based on the property’s attributes.
Fair value modelled at €179,363 from 6 comparable sales in the area. Asking €210,000 sits €30,637 (17.1%) above — overpriced versus fair value.
Asking €210,000 versus the rua Conselheiro Pequito area baseline of €162,250 (€2,351/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 €162,250, adjusted for condition and micro-location, gives a modelled fair value of €179,363 (€2,599/m²), a €30,637 (17.1%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Conselheiro Pequito | Subject | €210,000 | €3,043 | — | 55 | 77 |
| Encosta do Sol · 82c87c | Active | €155,000 | €2,123 | 30.2% | — | 73 |
| rua Elias Garcia | Active | €237,000 | €2,926 | 3.9% | 49 | 75 |
| avenida Santos Mattos | Active | €280,000 | €2,857 | 6.1% | 60 | 80 |
| Mina de Água · 38c306 | Active | €185,000 | €2,342 | 23.1% | — | 73 |
| Median comp | €211,000 | €2,600 | 14.6% | 55 | 74 |
Long-term rental The 2-bed apartment in Mina de Água is overpriced at €210,000, significantly exceeding its fair value of €179,363 by 17.1%. Despite the reasonable gross yield of 5.6%, the elevated purchase cost and a condition rating of 53/100 suggest limited potential for long-term profitability. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is not advisable given the 17.1% gap from fair value, meaning the property is overpriced at €210,000. Even with a reasonable neighbourhood score of 77/100, the high acquisition price limits long-term appreciation potential. Family rental While the location offers decent amenities and proximity to Lisbon employment, the apartment's price of €210,000 is overpriced compared to its fair value of €179,363, translating to a 17.1% premium. This premium diminishes the attractiveness of using the property for family rental purposes, as the yield and upside potential may not justify the investment costs.
Economic Downturn Impact The property faces a risk of decreased rental income due to its economic stability score of 80, indicating potential vulnerability to market fluctuations that could impact tenant retention.
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