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.
1-bedroom, 1-bathroom apartment of 120 m² on the 6th floor, built in 1990, energy rating E. Located Mina de Água parish, Amadora municipality, Lisbon district. This apartment includes an attic storage room, optimizing space utilization, and is strategically located near multiple public transport options, enhancing accessibility to central Lisbon.
The valuation. The asking price of €290,000 sits significantly above the fair value of €241,030, representing an overprice of €48,970 (20.3%). This property is not positioned competitively within the current market. Buy-to-flip angle. A resale strategy could focus on quick renovations, enhancing the already high-quality finishes to attract buyers willing to pay a premium due to the apartment's prime suburban location. Buy-to-let angle. With an estimated monthly rental income of €942, the gross yield stands at 3.9%, appealing to long-term investors seeking stable returns in a neighborhood known for residential stability and low crime rates.
Fair value modelled at €241,030 from 6 comparable sales in the area. Asking €290,000 sits €48,970 (20.3%) above — overpriced versus fair value.
Asking €290,000 versus the Mina de Água, Amadora, Lisbon area baseline of €151,090 (€1,259/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 €151,090, adjusted for condition and micro-location, gives a modelled fair value of €241,030 (€2,009/m²), a €48,970 (20.3%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Mina de Água · 3a7497 | Subject | €290,000 | €2,417 | — | 70 | 75 |
| rua Doutor Manuel de Arriaga | Active | €270,000 | €1,093 | 54.8% | 70 | 81 |
| rua Doutor José Alberto Ferraz, 29 | Active | €299,000 | €1,980 | 18.1% | 75 | 76 |
| Queluz e Belas · 190859 | Active | €265,000 | €2,304 | 4.6% | 65 | 74 |
| rua Irene Lisboa, 12 | Active | €315,000 | €1,599 | 33.8% | 68 | 74 |
| Median comp | €284,500 | €1,790 | 26.0% | 69 | 75 |
Long-term rental The gross yield of 3.9% suggests that the rent may not cover the high purchase price, which is 20.3% above fair value. Given the stability of the residential market in Mina de Água, the long-term rental strategy may be less appealing due to the high initial investment. Family rental Though family rentals can benefit from the area's low crime and suburban appeal, the apartment's current asking price exceeds its fair market value by 20.3%. This premium could hinder rental demand, reducing potential returns for families seeking affordable housing. Buy-and-hold Investing in a buy-and-hold strategy for this property poses risks, as it is overpriced relative to its assessed fair value. A high purchase price could limit the property’s appreciation potential over time, making this strategy less attractive in the long run.
Potential tenant turnover The tenant stability score of 70/100 indicates a moderate risk of turnover, which can lead to increased vacancy rates 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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