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 on the 3rd floor, energy rating D. Located on rua Sebastião da Gama, Mina de Água parish, Amadora municipality, Lisbon district. This apartment features a modern kitchen equipped with high-end appliances, ensuring functionality and style for culinary enthusiasts.
The valuation. The asking price of €365,000 sits 8.8% below its fair value of €400,380, indicating that it is fairly priced and reflects the property’s quality and location in Mina de Água. Buy-to-flip angle. With potential renovations estimated at €10,000, the buy-to-flip strategy could target a resale price of approximately €405,000, yielding a profit of around €30,000 post-expenses. Buy-to-let angle. By capitalizing on the gross yield of 3.4%, the property could generate an estimated monthly rental income of €1,034, making it a stable option for long-term family rentals in the Oeiras area.
Fair value modelled at €400,380 from 6 comparable sales in the area. Asking €365,000 sits €35,380 (8.8%) below — the upside to fair value.
Asking €365,000 versus the rua Sebastião da Gama area baseline of €324,012 (€4,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €324,012, adjusted for condition and micro-location, gives a modelled fair value of €400,380 (€5,005/m²), a €35,380 (8.8%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Sebastião da Gama | Subject | €365,000 | €4,563 | — | 80 | 80 |
| Águas Livres · 38b413 | Active | €274,700 | €5,386 | 18.1% | 75 | 80 |
| rua Trindade Coelho | Active | €274,700 | €4,819 | 5.6% | 78 | 75 |
| rua Trindade Coelho, 5 | Active | €274,700 | €5,283 | 15.8% | 78 | 78 |
| Águas Livres · d7a3bd | Active | €264,700 | €5,190 | 13.8% | 78 | 74 |
| Median comp | €274,700 | €5,237 | 14.8% | 78 | 77 |
Long-term rental The property offers a steady yield of 3.4%, making it a reasonable choice for long-term rental investors looking for a stable income stream. With a decent condition rating of 78/100 and a neighborhood score of 80/100, it aligns well with tenant expectations in the Mina de Água area. Family rental The apartment’s two-bedroom layout is ideal for family rentals, appealing to tenants requiring more space in a suburban setting. Given its amenities and good neighborhood ratings, it suits families seeking accessibility to Lisbon without being in the city center. Buy-and-hold As the property arrives at a fair valuation with a gap of only 8.8% to fair value, it presents a sensible buy-and-hold opportunity for investors aiming for gradual appreciation. The continual demand for suburban living in the Oeiras area ensures that this investment can maintain its value over time.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of higher than average tenant turnover, which can lead to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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