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 65 m², energy rating D. Located on avenida do Ultramar, Mina de Água parish, Amadora municipality, Lisbon district. The apartment features a bright, open concept living space designed for modern living, complemented by easy access to public transport and nearby green spaces.
The valuation. The asking price of €285,000 sits €19,583 (7.4%) above the fair value of €265,417. The property is reasonably valued based on its condition and location.
Fair value modelled at €265,417 from 6 comparable sales in the area. Asking €285,000 sits €19,583 (7.4%) above — overpriced versus fair value.
Asking €285,000 versus the avenida do Ultramar area baseline of €223,547 (€3,439/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 €223,547, adjusted for condition and micro-location, gives a modelled fair value of €265,417 (€4,083/m²), a €19,583 (7.4%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida do Ultramar | Subject | €285,000 | €4,385 | — | 70 | 73 |
| Queluz e Belas · 5ed0d1 | Active | €250,000 | €3,788 | 13.6% | 75 | 77 |
| estrada Serra da Mira | Active | €299,000 | €3,738 | 14.8% | 68 | 67 |
| Falagueira-Venda Nova · 19f58e | Active | €329,000 | €4,569 | 4.2% | 65 | 76 |
| rua Pedro Franco | Active | €329,000 | €5,483 | 25.1% | 65 | 72 |
| Median comp | €314,000 | €4,179 | 4.7% | 67 | 74 |
Long-term rental The property presents a reasonable gross yield of 4%, aligning with the fair market conditions in the Mina de Água area. Given the suburban setting, tenant quality is likely to be stable, complementing the long-term rental strategy effectively. Buy-and-hold With a fair value assessment and a modest gap of 7.4%, the property fits well within a long-term investment strategy, allowing for potential appreciation in a growing area. The relative proximity to Lisbon and positive neighborhood ratings provide a solid basis for holding the asset over time. Family rental This 2-bed apartment, located in a family-friendly neighborhood with adequate access to schools and amenities, serves well as a family rental. Its current condition rating of 71 reflects a decent living experience, which can attract families looking for a stable home environment.
Tenant turnover risk The tenant stability score of 60/100 indicates a higher likelihood of tenant turnover, which could lead to vacant periods and decreased rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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