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.
3-bedroom, 2-bathroom apartment of 134 m² on the 5th floor, built in 1988, energy rating B. Located on rua Doutor Mário Cal Brandão, Mina de Água parish, Amadora municipality, Lisbon district. This apartment features direct balcony access from the spacious living area, allowing for seamless indoor-outdoor living while enjoying panoramic views of the city.
The valuation. The asking price of €420,000 is significantly above the fair value of €334,796, presenting an overpricing of €85,204 (25.4%). This discrepancy suggests the property might be a poor investment if one prioritizes value. Buy-to-flip angle. A buy-and-flip strategy may not be ideal given the property's overpriced status; however, targeting cosmetic updates could still yield a quick resale if executed wisely. Buy-to-let angle. With a gross yield of 4.5%, the estimated rental income of €1,575/month aligns well with long-term rental strategies, especially in a growing area like Mina de Água, Amadora.
Fair value modelled at €334,796 from 6 comparable sales in the area. Asking €420,000 sits €85,204 (25.4%) above — overpriced versus fair value.
Asking €420,000 versus the rua Doutor Mário Cal Brandão area baseline of €228,811 (€1,708/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €228,811, adjusted for condition and micro-location, gives a modelled fair value of €334,796 (€2,498/m²), a €85,204 (25.4%) gap versus the €420,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Mário Cal Brandão | Subject | €420,000 | €3,134 | — | 75 | 73 |
| rua Mestre José Vizinho, 15 | Active | €447,500 | €2,617 | 16.5% | 75 | 74 |
| rua Mestre José Vizinho, 15 | Active | €440,000 | €2,037 | 35.0% | 74 | 72 |
| Mina de Água · 6d5395 | Active | €368,900 | €2,380 | 24.1% | 75 | 76 |
| estrada da Serra da Mira, 272 | Active | €368,900 | €2,380 | 24.1% | 73 | 71 |
| Median comp | €404,450 | €2,380 | 24.1% | 75 | 73 |
Long-term rental The current pricing of €420,000 creates a significant gap of 25.4% compared to the fair value of €334,796, making this property less attractive for long-term rental investments. With a gross yield of only 4.5%, the return does not justify the inflated asking price. Buy-and-hold While the property is located in the growing Greater Lisbon area, the current list price of €420,000 exceeds its fair value by 25.4%. This discrepancy suggests that the buy-and-hold strategy may not yield the desirable capital appreciation due to the heightened initial investment cost. Family rental Consequently, the €420,000 asking price reflects a market that is not aligned with the fair value of €334,796, making it an unwise choice for family rental purposes. The local amenities and neighborhood quality do not compensate for the premium price, leading to potential challenges in tenant acquisition and retention.
Economic Sensitivity The economic stability score of 75 indicates potential vulnerability to downturns, while the tenant stability score of 70 suggests a moderate risk of tenant turnover affecting 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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