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 house of 64 m², energy rating B. Located on rua dos Amaros, 12, Campelos e Outeiro da Cabeça parish, Torres Vedras municipality, Lisbon district. The property features a second bedroom with a skylight, enhancing natural light and charm in the modern living space.
The valuation. The asking price of €249,000 is significantly above fair value, with a difference of €105,835, equating to 73.9%. This property is overpriced compared to its assessed worth of €143,165. Buy-to-flip angle. The buy-to-flip strategy could entail renovating the property to enhance its appeal and targeting a higher resale price in a transitional suburban area. Efforts should focus on optimizing the existing high-quality finishes to attract buyers looking for a modern home. Buy-to-let angle. The rental income strategy involves capitalizing on the estimated gross yield of 3.2% with monthly rents around €664. This approach provides a steady cash flow and capital appreciation potential in a developing neighborhood close to Lisbon.
Fair value modelled at €143,165 from 6 comparable sales in the area. Asking €249,000 sits €105,835 (73.9%) above — overpriced versus fair value.
Asking €249,000 versus the rua dos Amaros, 12 area baseline of €164,923 (€2,577/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €164,923, adjusted for condition and micro-location, gives a modelled fair value of €143,165 (€2,237/m²), a €105,835 (73.9%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Amaros, 12 | Subject | €249,000 | €3,891 | — | 73 | 50 |
| Campelos e Outeiro da Cabeça · ba5be5 | Active | €375,000 | €3,024 | 22.3% | 80 | 46 |
| Miragaia e Marteleira · 49b8ec | Active | €280,000 | €1,892 | 51.4% | — | 56 |
| rua Francisco Antunes, 17 | Active | €295,000 | €2,185 | 43.8% | 75 | 58 |
| beco Joaquim Valentim | Active | €325,000 | €2,289 | 41.2% | 75 | 52 |
| Median comp | €310,000 | €2,237 | 42.5% | 75 | 54 |
Long-term rental The property's yield of 3.2% gross suggests that it may struggle to attract tenants in the transitioning suburban area, particularly given the 73.9% gap from fair value. Coupled with a neighborhood score of 50/100, it indicates limited potential for stable long-term rental income. Buy-and-hold Investing in this 1-bed house as a buy-and-hold strategy presents significant risk due to its overpriced listing at €249,000, far above the fair value of €143,165. This overvaluation could lead to stagnation in asset appreciation, especially with the current score of 76/100 for condition and only 50/100 for neighborhood appeal. Family rental While the property offers enough space for a small family, its high price point of €249,000 makes it a less attractive option for family rental in the current market. The compromised neighborhood scores and substantial gap from fair value further limit its viability as a long-term family rental investment.
Economic and Tenant Stability Risk With both economic stability and tenant stability scores at 50/100, there is a significant risk of tenant turnover and vacancy, which could lead to inconsistent rental income and potential financial losses.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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