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 70 m² on the 3rd floor, energy rating F. Located on rua Professor Rómulo de Carvalho, 3, Mina de Água parish, Amadora municipality, Lisbon district. This apartment benefits from a functional distribution that maximizes natural light and includes a pantry with shelves, enhancing storage options in the kitchen.
The valuation. The asking price of €259,000 is €31,677 (13.9%) above the fair value of €227,323, indicating that the property is overpriced. Buy-to-flip angle. A resale strategy would involve quick renovations to enhance the apartment’s appeal before listing it for sale at a competitive market rate. Buy-to-let angle. The estimated rental income of €971/month offers a gross yield of 4.5%, making it a viable option for long-term investment in a suburban Lisbon neighborhood.
Fair value modelled at €227,323 from 6 comparable sales in the area. Asking €259,000 sits €31,677 (13.9%) above — overpriced versus fair value.
Asking €259,000 versus the rua Professor Rómulo de Carvalho, 3 area baseline of €205,671 (€2,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €205,671, adjusted for condition and micro-location, gives a modelled fair value of €227,323 (€3,247/m²), a €31,677 (13.9%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Professor Rómulo de Carvalho, 3 | Subject | €259,000 | €3,700 | — | 54 | 76 |
| rua Pedro Franco, 31 | Active | €290,000 | €3,766 | 1.8% | 50 | 69 |
| praceta Infante Dom Pedro | Active | €280,000 | €2,800 | 24.3% | 52 | 70 |
| rua Raúl de Campos Palermo | Active | €270,000 | €3,971 | 7.3% | 55 | 70 |
| avenida do Brasil, 80 | Active | €265,000 | €2,760 | 25.4% | 55 | 74 |
| Median comp | €275,000 | €3,283 | 11.3% | 54 | 70 |
Long-term rental The current listing price of €259,000 for this 2-bed apartment in Mina de Água represents a 13.9% gap above our assessed fair value of €227,323, indicating it is overpriced. While the gross yield of 4.5% may seem attractive, the condition rating of 55/100 suggests maintenance issues that could temper long-term rental demand. Family rental Given the neighborhood's high quality score of 76/100, the location might attract families seeking long-term stability; however, the property’s asking price exceeds fair value by 13.9%. The mixed condition of the apartment, rated at 55/100, could deter families looking for move-in ready options, thus making it less appealing at the current price point. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable, as it is currently overpriced by 13.9% compared to its fair value of €227,323. Despite the area's solid economic infrastructure, the property’s condition score of 55/100 may pose challenges for significant appreciation over time, warranting a more cautious approach.
Tenant turnover risk A tenant stability score of 75/100 suggests that while the property has relatively stable tenants, there is still a possibility of higher-than-expected turnover compared to the economic stability score of 80/100, which may impact 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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