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 52 m², built in 1965, energy rating D. Located on parque Central, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts a well-planned layout with abundant natural light due to its multiple orientations, and it is conveniently located within 500 meters of the train station.
The valuation. The asking price of €285,000 sits significantly above the fair value of €212,333, indicating an overvaluation of €72,667 (34.2%). This substantial gap suggests the property is overpriced in the current market conditions.
Fair value modelled at €212,333 from 6 comparable sales in the area. Asking €285,000 sits €72,667 (34.2%) above — overpriced versus fair value.
Asking €285,000 versus the parque Central area baseline of €177,650 (€3,416/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €177,650, adjusted for condition and micro-location, gives a modelled fair value of €212,333 (€4,083/m²), a €72,667 (34.2%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque Central | Subject | €285,000 | €5,481 | — | 70 | 76 |
| Queluz e Belas · 5ed0d1 | Active | €250,000 | €3,788 | 30.9% | 75 | 77 |
| estrada Serra da Mira | Active | €299,000 | €3,738 | 31.8% | 68 | 67 |
| Águas Livres · ba5b3d | Active | €291,500 | €3,690 | 32.7% | 70 | 74 |
| rua Doutor José Fernandes, 9 | Active | €289,000 | €4,379 | 20.1% | 72 | 75 |
| Median comp | €290,250 | €3,763 | 31.3% | 71 | 75 |
Long-term rental The property is overpriced by 34.2% compared to its fair value of €212,333, which limits its attractiveness for long-term rental investments. With a gross yield of only 3.9%, the potential return does not justify the high purchase price in comparison to other investment opportunities in the area. Buy-and-hold Acquiring this 2-bed apartment at the current listing of €285,000 isn’t advisable due to its overpriced status and the significant gap of 34.2% from the fair value. The potential for appreciation in a safe suburban environment is overshadowed by the initial high investment cost, making it a less favorable long-term hold. Family rental Given the €285,000 listing, which reflects a 34.2% gap from its fair value, this property is not positioned well for a family rental strategy. While the neighbourhood is rated 76/100, indicating decent quality, the overpriced nature limits its appeal and profitability for families seeking long-term housing options.
Economic Downturn Risk With an economic stability score of 75, the property faces a moderate risk of downturn that could impact tenant demand, exacerbated by a relatively lower tenant stability score of 65 which suggests potential turnover issues.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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