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 92 m², energy rating C. Located Mina de Água parish, Amadora municipality, Lisbon district. This apartment features three balconies with unobstructed views and exceptional solar exposure, ensuring bright living spaces throughout the day.
The valuation. The asking price of €419,000 exceeds the fair value of €361,867 by €57,133, indicating that the property is overpriced by 15.8%. This misalignment suggests potential overvaluation concerns for prospective investors.
Fair value modelled at €361,867 from 6 comparable sales in the area. Asking €419,000 sits €57,133 (15.8%) above — overpriced versus fair value.
Asking €419,000 versus the Mina de Água, Amadora, Lisbon area baseline of €318,703 (€3,464/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €318,703, adjusted for condition and micro-location, gives a modelled fair value of €361,867 (€3,933/m²), a €57,133 (15.8%) gap versus the €419,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Mina de Água · 5ed12a | Subject | €419,000 | €4,554 | — | 70 | 80 |
| avenida Aviação Portuguesa, 20 | Active | €315,000 | €3,795 | 16.7% | 66 | 76 |
| avenida Doutor Leão de Oliveira, 24 | Active | €370,000 | €4,111 | 9.7% | — | 75 |
| Mina de Água · 6a954c | Active | €280,000 | €3,590 | 21.2% | 65 | 75 |
| rua Aura Abranches, 8 | Active | €480,000 | €4,000 | 12.2% | 70 | 81 |
| Median comp | €342,500 | €3,898 | 14.4% | 66 | 76 |
Long-term rental Given the 3.1% gross yield and a fair value of €361,867, this property appears overpriced at €419,000, which could deter potential tenants seeking affordability in the Greater Lisbon area. The neighborhood rating of 80/100 suggests a decent tenant quality, but the gap from fair value means long-term profitability may be compromised. Family rental While the location benefits from suburban Lisbon's quality schools, the asking price of €419,000 is 15.8% above fair value and may limit attractiveness for family rentals. The property's condition score of 65/100 further indicates that the high price may not reflect its actual desirability for families looking for cost-effective housing options. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable due to its current price being significantly above the fair value of €361,867, indicating it is overpriced. The potential for long-term capital appreciation is dampened by the 15.8% gap, suggesting that holding onto this investment may yield lower returns than anticipated.
Tenant turnover risk If tenant stability is at 75/100, there is a potential for higher turnover rates, leading to increased vacancy periods and associated costs.
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