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, 2-bathroom apartment of 127 m² on the 1st floor, built in 2008, energy rating C. Located on rua Durão de Matos, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment's garage box is equipped with a wallbox for electric vehicle charging, providing convenience for environmentally-conscious residents in a modern living space.
The valuation. The asking price of €470,000 is substantially higher than the calculated fair value of €413,951, representing an excess of €56,049 or 13.5%. This property is considered overpriced based on current market assessments.
Fair value modelled at €413,951 from 6 comparable sales in the area. Asking €470,000 sits €56,049 (13.5%) above — overpriced versus fair value.
Asking €470,000 versus the rua Durão de Matos area baseline of €326,159 (€2,568/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 above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €326,159, adjusted for condition and micro-location, gives a modelled fair value of €413,951 (€3,259/m²), a €56,049 (13.5%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Durão de Matos | Subject | €470,000 | €3,701 | — | 72 | 76 |
| Pontinha e Famões · dbd46d | Active | €389,000 | €3,269 | 11.7% | 72 | 80 |
| praceta Virgínia de Moura, 2 | Active | €390,000 | €3,250 | 12.2% | 75 | 75 |
| rua Ruy Belo, 6 | Active | €410,000 | €3,015 | 18.5% | 78 | 73 |
| Mina de Água · 99f40e | Active | €525,000 | €3,621 | 2.2% | 75 | 73 |
| Median comp | €400,000 | €3,260 | 11.9% | 75 | 74 |
Long-term rental The property is overpriced at €470,000, which is 13.5% above its fair value of €413,951, limiting potential profitability for long-term rental investors. With a gross yield of only 2.7%, the return on investment appears sluggish in comparison to market expectations. Family rental Given its 2-bed configuration and suburban feel, this apartment could attract families; however, it is currently overpriced at €470,000 when the fair value is €413,951, creating a 13.5% gap. This pricing limitation could deter potential family tenants, affecting rental demand adversely. Buy-and-hold Although buy-and-hold strategies typically benefit from property appreciation over time, this apartment's current price of €470,000 sits 13.5% above the fair value of €413,951, making it less attractive for long-term investors. The 2.7% gross yield further indicates that the holding costs may outweigh potential rental income over the investment horizon.
Potential Decrease in Tenant Retention Tenant stability at 75/100 indicates a moderate risk of tenant turnover, which could negatively impact rental income and property cash flow.
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