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.
4-bedroom, 3-bathroom apartment of 238 m², built in 1970, energy rating D. Located on avenida Marquês de Pombal S / N, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Feature: This apartment includes a versatile layout that can easily be converted into separate T1 and T2 units, enhancing rental potential in the student-rich area.
The valuation. The asking price of €650,000 is 1.4% above the fair value of €641,258, indicating that the property is fairly valued within the current market dynamics.
Fair value modelled at €641,258 from 6 comparable sales in the area. Asking €650,000 sits €8,742 (1.4%) above — overpriced versus fair value.
Asking €650,000 versus the avenida Marquês de Pombal S / N area baseline of €414,807 (€1,743/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 €414,807, adjusted for condition and micro-location, gives a modelled fair value of €641,258 (€2,694/m²), a €8,742 (1.4%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Marquês de Pombal S / N | Subject | €650,000 | €2,731 | — | 75 | 73 |
| Benfica · 15e1bf | Active | €499,900 | €3,545 | 29.8% | 78 | 79 |
| Pontinha e Famões · 3d9729 | Active | €310,000 | €2,696 | 1.3% | 72 | 79 |
| avenida Pedro Álvares Cabral S / N | Active | €544,000 | €2,693 | 1.4% | 80 | 66 |
| Encosta do Sol · 833f39 | Active | €565,000 | €2,825 | 3.4% | — | 73 |
| Median comp | €521,950 | €2,761 | 1.1% | 78 | 76 |
Long-term rental The 4-bed apartment in Mina de Água is optimally positioned for a long-term rental strategy due to its solid neighborhood amenities and fair access to Lisbon's city center. However, with a current yield of 0% gross, investors must carefully consider the property’s financial sustainability in a competitive rental market. Family rental With a spacious layout of 238m² and proximity to suburban amenities, this property is well-suited for family rentals, appealing to tenants looking for generous living space. Although the condition rating of 78/100 indicates the property is adequately maintained, potential renters may still weigh it against slightly better options available in the broader market. Buy-and-hold Investors pursuing a buy-and-hold strategy should note that while this property is fairly priced at €650,000, the lack of immediate yield may hinder short-term cash flow. Given its suburban location and the expectation for future price appreciation, it could serve as a stable asset in a diversified portfolio despite its current neutrality in value perception.
Potential Tenant Turnover A tenant stability score of 65/100 suggests a higher risk of tenant turnover, which could 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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