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 59 m² on the 1st floor, built in 1974, energy rating C. Located Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes a balcony with excellent solar exposure, enhancing both natural light and outdoor space, perfect for relaxation in a tranquil residential area.
The valuation. The asking price of €280,000 is significantly above the fair value of €241,922, making it overpriced by €38,078 or 15.7%. Investors should approach with caution due to this discrepancy.
Fair value modelled at €241,922 from 6 comparable sales in the area. Asking €280,000 sits €38,078 (15.7%) above — overpriced versus fair value.
Asking €280,000 versus the Mina de Água, Amadora, Lisbon area baseline of €198,888 (€3,371/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €198,888, adjusted for condition and micro-location, gives a modelled fair value of €241,922 (€4,100/m²), a €38,078 (15.7%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Mina de Água · 14406d | Subject | €280,000 | €4,746 | — | 74 | 76 |
| rua Elias Garcia | Active | €289,000 | €3,753 | 20.9% | 70 | 75 |
| Queluz e Belas · 49b7ac | Active | €290,000 | €3,766 | 20.6% | 70 | 73 |
| rua 3 | Active | €315,000 | €4,632 | 2.4% | 73 | 76 |
| Encosta do Sol · f5e9c4 | Active | €320,000 | €4,324 | 8.9% | 73 | 72 |
| Median comp | €302,500 | €4,045 | 14.8% | 72 | 74 |
Long-term rental The 2-bed apartment in Mina de Água, listed at €280,000, does not present an enticing long-term rental opportunity due to its pricing being 15.7% above fair value, which is €241,922. With a gross yield of just 4%, the investment return is less attractive compared to alternatives in the area. Buy-and-hold This property is undeniably overpriced, making a buy-and-hold strategy less appealing given its listing price of €280,000 versus a fair value of €241,922. The potential for appreciation is limited, especially as the current conditions and neighborhood rating do not promise significant value growth. Family rental Considering the property is overpriced at €280,000, pursuing a family rental strategy may not yield satisfactory returns based on the fair value assessment of €241,922. Even though the neighborhood rating is decent at 76/100, the cost of entry into this market is likely to hinder profitability for families seeking rental accommodations.
Tenant turnover risk The tenant stability score of 75 suggests potential volatility in occupancy, which could lead to increased costs and decreased income if tenants frequently change, impacting overall profitability.
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