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.
3-bedroom, 2-bathroom apartment of 115 m² on the 1st floor, built in 2021, energy rating A+. Located on alameda dos Pinheiros, Venteira parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts a stunning 20 m² terrace with views over the river and sea, perfect for outdoor leisure and entertaining. Additional Amenities: Located within a secure gated community with access to a swimming pool.
The valuation. The asking price of €735,000 is significantly above the fair value of €474,500, resulting in a discrepancy of €260,500 (54.9%). This property is therefore considered overpriced.
Fair value modelled at €474,500 from 6 comparable sales in the area. Asking €735,000 sits €260,500 (54.9%) above — overpriced versus fair value.
Asking €735,000 versus the alameda dos Pinheiros area baseline of €346,253 (€3,011/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €346,253, adjusted for condition and micro-location, gives a modelled fair value of €474,500 (€4,126/m²), a €260,500 (54.9%) gap versus the €735,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda dos Pinheiros | Subject | €735,000 | €6,391 | — | 87 | 72 |
| rua Pêro Escobar | Active | €585,000 | €3,874 | 39.4% | 80 | 68 |
| rua Baden Powell, 1 | Active | €469,000 | €4,078 | 36.2% | 75 | 78 |
| Águas Livres · 833fc8 | Active | €480,000 | €4,174 | 34.7% | 72 | 68 |
| Águas Livres · 261f75 | Active | €520,000 | €5,778 | 9.6% | 82 | 75 |
| Median comp | €500,000 | €4,126 | 35.4% | 78 | 72 |
Long-term rental The property’s gross yield of 1.9% indicates a low potential return for long-term rental investors, further compounded by its 54.9% gap from fair value, suggesting it is overpriced. Despite the suburban Lisbon location's rentability, the valuation does not justify the investment. Family rental With a fair value of €474,500, the property is overpriced at €735,000 despite its decent condition rating of 86/100. This substantial overvaluation could deter potential family renters looking for value in Amadora's stable environment. Buy-and-hold Investors looking for a buy-and-hold strategy may find this property challenging, as it is priced 54.9% above fair value and offers a meager gross yield of 1.9%. The current pricing does not present a favorable outlook for long-term capital appreciation in the Amadora area.
Tenant turnover risk Given a tenant stability score of 65/100, there is an elevated risk of frequent tenant turnover, which can lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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