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.
1-bedroom, 1-bathroom apartment of 52 m², built in 1960, energy rating E. Located Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Feature: This apartment boasts an expansive 44 m² terrace, perfect for outdoor living and entertaining in the vibrant center of Amadora.
The valuation. The asking price of €280,000 is €12,346 (4.2%) below the fair value of €292,346, indicating it is priced reasonably for the market. Overall, this apartment can be considered a fair valuation in the current landscape. Buy-to-flip angle. The strategy here would involve minor cosmetic updates and renovations to enhance appeal, allowing for a potential short-term resale at a higher price point. Given the property’s solid condition, expected improvements could yield a significant profit margin. Buy-to-let angle. With an estimated gross yield of 3.4%, this apartment can generate approximately €793 per month in rental income. Its proximity to Lisbon, combined with family rental appeal, positions it well for long-term tenants.
Fair value modelled at €292,346 from 6 comparable sales in the area. Asking €280,000 sits €12,346 (4.2%) below — the upside to fair value.
Asking €280,000 versus the Mina de Água, Amadora, Lisbon area baseline of €237,550 (€4,568/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 €237,550, adjusted for condition and micro-location, gives a modelled fair value of €292,346 (€5,622/m²), a €12,346 (4.2%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Mina de Água · f10d59 | Subject | €280,000 | €5,385 | — | 85 | 76 |
| Falagueira-Venda Nova · 15e1ac | Active | €240,000 | €4,800 | 10.9% | 75 | 81 |
| rua Ilha Terceira, 23 | Active | €245,000 | €5,698 | 5.8% | 72 | 76 |
| rua José Gomes Ferreira | Active | €259,000 | €5,630 | 4.6% | 76 | 77 |
| rua José Gomes Ferreira | Active | €259,000 | €5,286 | 1.8% | 80 | 73 |
| Median comp | €252,000 | €5,458 | 1.4% | 76 | 77 |
Long-term rental This property represents a stable long-term rental opportunity in a location with strong economic stability due to its proximity to Lisbon. With a fair value slightly above the listing price, the modest gross yield of 3.4% aligns with market expectations, suggesting a steady but not exceptional investment. Family rental The apartment’s decent condition rating of 82/100 and the neighborhood score of 76/100 make it appealing for family rentals, offering a safe suburban environment. The fair valuation indicates that while it meets expectations, it could have limitations in maximizing rental income compared to other potential family-oriented properties. Buy-and-hold The buy-and-hold strategy can be considered for this property given its proximity to Lisbon, which supports long-term housing demand. However, with a fair valuation and average yield, investors should remain cautious about long-term growth potential, as the apartment is not significantly below market expectations. Not ideal for short-term vacation rental Given the fair valuation and modest yield, this property may not yield favorable returns in the short-term vacation rental market. The neighborhood’s ratings suggest it lacks the immediate appeal or amenities typically sought after by short-term renters. Not ideal for student housing This property’s characteristics do not align well with the student housing segment, as the 3.4% yield may not offer the required financial return. Additionally, the neighborhood’s average scores suggest it may not attract a steady flow of student tenants seeking vibrant local amenities. Not ideal for luxury market Considering the property’s fair evaluation and yield, it is not suited for the luxury market, which typically demands higher premium pricing and yields. The lower neighborhood scores further affirm that this apartment does not meet the expectations of luxury buyers or renters.
Tenant turnover risk With a tenant stability score of 75/100, there is a moderate risk of turnover which could lead to increased vacancy rates and associated costs for this property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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