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 80 m², built in 1981, energy rating C. Located on rua Cidade da Praia, 2, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment features recently upgraded exterior paint and a new roof, enhancing both aesthetic appeal and long-term durability within its quiet neighborhood close to amenities.
The valuation. The asking price of €295,000 is positioned just below the fair value of €314,600, indicating a fair valuation with a difference of €19,600 (6.2%). This suggests the property is fairly priced in the current market. Buy-to-flip angle. A buy-to-flip strategy could capitalize on minor renovations, especially in the basic finishes, potentially increasing the attractiveness and resale value to achieve a profit in a sought-after suburb like Mina de Água. Buy-to-let angle. The estimated rental income of €983 per month yields an annual gross yield of 4%, making it a viable long-term rental investment, particularly given the apartment's proximity to Lisbon and favorable family rental market dynamics.
Fair value modelled at €314,600 from 6 comparable sales in the area. Asking €295,000 sits €19,600 (6.2%) below — the upside to fair value.
Asking €295,000 versus the rua Cidade da Praia, 2 area baseline of €254,340 (€3,179/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €254,340, adjusted for condition and micro-location, gives a modelled fair value of €314,600 (€3,932/m²), a €19,600 (6.2%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade da Praia, 2 | Subject | €295,000 | €3,688 | — | 73 | 76 |
| Mina de Água · f3657f | Active | €295,000 | €4,538 | 23.1% | 73 | 72 |
| Venteira · ba3f99 | Active | €299,990 | €4,615 | 25.2% | 72 | 80 |
| Massamá e Monte Abraão · 99f166 | Active | €245,000 | €3,224 | 12.6% | 75 | 78 |
| Encosta do Sol · 82c668 | Active | €298,000 | €3,772 | 2.3% | 75 | 70 |
| Median comp | €296,500 | €4,155 | 12.7% | 74 | 75 |
Long-term rental This property presents a gross yield of 4%, aligning with average expectations for the area, making it a stable choice for long-term leasing. Given the fair value assessment, it has potential to attract quality tenants due to its decent condition and neighborhood rating. Family rental With a neighborhood score of 76/100, this 2-bed apartment is well-suited for families seeking proximity to Lisbon while benefiting from suburban amenities. The property's fair valuation further supports its appeal as a family rental, ensuring competitive positioning in the market. Buy-and-hold Holding this property for the long term presents an opportunity to capitalize on the stable real estate market in Greater Lisbon's suburbs. Its fair appraisal indicates a sound investment for those looking to build equity over time, despite limited immediate appreciation potential. Not ideal for short-term vacation rental, student housing, luxury market A short-term vacation rental strategy would be hampered by the property’s fair market value and lack of unique luxury features. Similarly, as a student housing option, the location and overall appeal do not cater to the needs of transient student occupants, making it less competitive in that sector.
Economic Downturn Impact: With an economic stability score of 80/100, minor fluctuations could lead to tenant instability, as evidenced by a relatively lower tenant stability score of 70/100, indicating a potential vulnerability to economic shocks that may increase vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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