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 75 m² on the 2nd floor, energy rating D. Located on parque Central, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes high-quality finishes with custom cabinetry in the kitchen and a stylish tiled bathroom, enhancing its modern aesthetic. Condition Notes: It presents minimal signs of wear post-renovation.
The valuation. The asking price of €305,000 sits below the fair value of €389,265, representing a discrepancy of €84,265 or 21.6%. Verdict: underpriced. Buy-to-flip angle. The property presents an opportunity for a buy-to-flip strategy, allowing investors to leverage its attractive condition and potential renovations to achieve a profitable resale. Buy-to-let angle. A buy-to-let strategy is viable given the estimated monthly rental income of €991, yielding a gross yield of 3.9%, appealing for long-term family rentals in a desirable suburban location.
Fair value modelled at €389,265 from 6 comparable sales in the area. Asking €305,000 sits €84,265 (21.6%) below — the upside to fair value.
Asking €305,000 versus the parque Central area baseline of €313,247 (€4,177/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €313,247, adjusted for condition and micro-location, gives a modelled fair value of €389,265 (€5,190/m²), a €84,265 (21.6%) gap versus the €305,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque Central | Subject | €305,000 | €4,067 | — | 78 | 74 |
| rua Trindade Coelho | Active | €274,700 | €4,819 | 18.5% | 78 | 75 |
| Águas Livres · d7a3bd | Active | €264,700 | €5,190 | 27.6% | 78 | 74 |
| Águas Livres · 62289e | Active | €269,700 | €4,650 | 14.3% | 78 | 78 |
| Águas Livres · 99f502 | Active | €274,700 | €5,386 | 32.4% | 80 | 80 |
| Median comp | €272,200 | €5,005 | 23.1% | 78 | 77 |
Long-term rental The property in Mina de Água offers a strong long-term rental opportunity with a gross yield of 3.9%, appealing to the stable family-oriented tenant demographic in the area. Given the fair value at €389,265 and the listing price of €305,000, this investment appears underpriced with a 21.6% gap. Family rental With a neighbourhood quality score of 74/100, this 2-bed apartment is ideally positioned for family rentals, benefiting from the surrounding safe environment and good schools. The fair valuation of €389,265 reinforces that the listing price of €305,000 represents an attractive opportunity for families seeking long-term housing. Buy-and-hold Acquiring this property as a buy-and-hold investment is supported by its fair value exceeding the listing price by over €84,000, indicating strong potential for appreciation. Given the robust local economy and proximity to Lisbon's employment centers, this investment strategy aligns well with anticipated market growth. Not ideal for short-term vacation rental The suburban setting and family-oriented nature of Mina de Água suggest that a short-term vacation rental strategy may struggle to attract the desired clientele. The area's residential focus and amenities cater more effectively to longer-term living arrangements than transient stays. Not ideal for luxury market Positioned more towards the family and long-term rental market, this property does not fit the luxury market criteria, which typically demands higher-end features and finishes. While the neighbourhood is respectable, it lacks the premium amenities and exclusivity often sought by luxury buyers.
Economic and Tenant Stability Risk The property faces potential volatility as both the economic stability and tenant stability scores are moderately high at 75/100, indicating possible fluctuations in market conditions or tenant retention in the future.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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