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, 2-bathroom apartment of 150 m², energy rating A. Located on avenida Lucas Pires, 2, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes a pellet stove for efficient heating and a central vacuum system for enhanced cleaning convenience, elevating its overall comfort and functionality.
The valuation. The asking price of €395,000 is slightly above fair value of €368,717, indicating a gap of €26,283 or 7.1%. This suggests that the property is fairly priced, aligning with market expectations.
Fair value modelled at €368,717 from 6 comparable sales in the area. Asking €395,000 sits €26,283 (7.1%) above — overpriced versus fair value.
Asking €395,000 versus the avenida Lucas Pires, 2 area baseline of €287,272 (€1,915/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 is above the parish average, lifting 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 €287,272, adjusted for condition and micro-location, gives a modelled fair value of €368,717 (€2,458/m²), a €26,283 (7.1%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Lucas Pires, 2 | Subject | €395,000 | €2,633 | — | 70 | 76 |
| Mina de Água · 439331 | Active | €350,000 | €2,536 | 3.7% | 70 | 73 |
| rua Mestre José Vizinho, 15 | Active | €440,000 | €2,037 | 22.6% | 74 | 72 |
| Pontinha e Famões · d74809 | Active | €525,000 | €3,365 | 27.8% | 75 | 73 |
| rua Mestre José Vizinho, 15 | Active | €447,500 | €2,617 | 0.6% | 75 | 74 |
| Median comp | €443,750 | €2,577 | 2.2% | 75 | 73 |
Long-term rental The property presents a reasonable investment opportunity with a gross yield of 3.5%, aligned with the current market dynamics in suburban Lisbon. Although it has a fair market fit, the gap from fair value indicates that while the apartment is adequate, it does not present additional room for value appreciation. Family rental Given its size and neighborhood score of 76/100, the property is positioned well for family renters seeking proximity to Lisbon while maintaining a suburban environment. While rental demand is likely, the current pricing suggests it may not provide significant financial advantages to investors. Buy-and-hold This apartment serves as a stable buy-and-hold investment in a residentially focused area, appealing to long-term renters. The fair valuation indicates that while it may offer steady income, capital appreciation potential appears limited due to its current pricing.
Economic Downturn Risk There is a risk that a drop in economic stability from the current score of 75 could lead to increased vacancy rates and reduced 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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