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 170 m² on the 4th floor, built in 2005, energy rating C. Located on avenida Amália Rodrigues, 22, Mina de Água parish, Amadora municipality, Lisbon district. This apartment features a renovated kitchen with a convenient pantry and a spacious living room that includes a cozy fireplace, enhancing both functionality and comfort.
The valuation. The asking price of €470,000 is slightly above the fair value of €456,811 by €13,189 (2.9%). This suggests that the property is fairly priced in the current market context. Buy-to-flip angle. A buy-to-flip strategy could leverage the property's high-quality finishes and desirable suburban location, aiming for a resale potential that exceeds current market value. Improvements can further enhance profitability. Buy-to-let angle. With a gross yield of 4% (~€1,567/month estimated), this property is well-positioned for long-term rental income, appealing to families seeking quality living near Greater Lisbon’s employment and schooling opportunities.
Fair value modelled at €456,811 from 6 comparable sales in the area. Asking €470,000 sits €13,189 (2.9%) above — overpriced versus fair value.
Asking €470,000 versus the avenida Amália Rodrigues, 22 area baseline of €303,284 (€1,784/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €303,284, adjusted for condition and micro-location, gives a modelled fair value of €456,811 (€2,687/m²), a €13,189 (2.9%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Amália Rodrigues, 22 | Subject | €470,000 | €2,765 | — | 78 | 73 |
| urbanização Casal da Mira | Active | €400,000 | €2,632 | 4.8% | 79 | 73 |
| Encosta do Sol · 25f521 | Active | €389,900 | €2,671 | 3.4% | 70 | 74 |
| praceta Alberto Pimentel | Active | €335,000 | €2,746 | 0.7% | 72 | 73 |
| Queluz e Belas · 62295c | Active | €365,000 | €2,704 | 2.2% | 75 | 80 |
| Median comp | €377,450 | €2,688 | 2.8% | 74 | 74 |
Long-term rental The 3-bed apartment in Mina de Água offers a gross yield of 4%, which is in line with typical suburban returns in the Greater Lisbon area. Given the fair valuation of €470,000 with a 2.9% gap from fair value, it stands as a stable option for long-term rental investments. Family rental The spacious 170m² apartment is well-suited for family rentals, benefiting from positive schooling and employment opportunities in the surrounding Greater Lisbon area. With a good condition rating of 82/100 and a fair valuation indication, it meets the needs of families seeking a substantial living space. Buy-and-hold Investing in this apartment for a buy-and-hold strategy presents a reasonable opportunity, as it is correctly valued at €470,000 with steady demand in the Amadora area. This strategy could yield consistent rental income while capitalizing on potential appreciation over time, despite the current fair valuation. Not ideal for luxury market Due to the property’s fair value status and its positioning in the suburban segment of Greater Lisbon, it does not fit within the luxury market's expectations. The neighborhood's quality rating aligns more closely with family-focused or standard rental markets than high-end luxury offerings. Not ideal for short-term rental Considering the suburban location and fair market value, this apartment is not optimally positioned for short-term rental strategies. The demand structure and tenant quality in the area suggest more stability with long-term leasing rather than transient stays.
Tenant turnover risk The tenant stability score of 70/100 suggests that there may be a moderate level of tenant turnover, which could 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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