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 70 m² on the 6th floor, built in 1988, energy rating D. Located on rua Engenheiro Lúcio de Azevedo, Mina de Água parish, Amadora municipality, Lisbon district. This property offers exceptional accessibility to public transport, making commuting to Lisbon effortless for residents.
The valuation. The asking price of €315,000 is 5.3% above the fair value of €299,004, indicating a relatively priced property. This slight premium is within a reasonable range for properties in the Mina de Água area. Buy-to-flip angle. Given the minor premium over fair value, a buy-to-flip strategy could yield moderate profit if renovations enhance the space's appeal, particularly the kitchen and bathroom. Buy-to-let angle. The estimated monthly rental income of €971 translates to a gross yield of 3.7%, making this property a viable option for long-term rental in a location with increasing demand.
Fair value modelled at €299,004 from 6 comparable sales in the area. Asking €315,000 sits €15,996 (5.3%) above — overpriced versus fair value.
Asking €315,000 versus the rua Engenheiro Lúcio de Azevedo area baseline of €242,600 (€3,466/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €242,600, adjusted for condition and micro-location, gives a modelled fair value of €299,004 (€4,271/m²), a €15,996 (5.3%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Engenheiro Lúcio de Azevedo | Subject | €315,000 | €4,500 | — | 70 | 75 |
| rua Francisco Franco, 19 | Active | €325,000 | €4,276 | 5.0% | 68 | 76 |
| rua João Crisóstomo de Sá, 12B | Active | €320,000 | €4,267 | 5.2% | 73 | 72 |
| Pontinha e Famões · 001bb2 | Active | €355,000 | €4,733 | 5.2% | 75 | 73 |
| Benfica · 82c882 | Active | €430,000 | €6,825 | 51.7% | 75 | 74 |
| Median comp | €340,000 | €4,505 | 0.1% | 74 | 74 |
Long-term rental The property offers a gross yield of 3.7%, making it a reasonable option for long-term rental investments given the proximity to Lisbon and local amenities. With a neighborhood score of 75/100, tenant quality is likely to be satisfactory, although the listing price represents a 5.3% gap above its fair value. Buy-and-hold While the property is fairly priced at €315,000, it could serve as a stable buy-and-hold investment due to the growing demand in the region. The strong neighborhood rating suggests a potential for property value appreciation over time, despite it being valued slightly above fair market conditions. Family rental This apartment fits well within the family rental segment, thanks to its decent condition score of 74/100 and proximity to essential amenities. Despite being currently fairly valued, the property may attract families looking for long-term housing options in a neighborhood with good safety and accessibility. Not ideal for The listing price indicates that the property is not suitable for short-term rentals, as the yield may not attract tourist clientele. Furthermore, entering the luxury market is not advisable given the fair pricing and average condition of the property, which may limit its appeal to affluent buyers or renters. Not ideal for Offering average amenities and market conditions, this property is not ideal for student housing. The fair valuation may also deter students seeking lower-cost rental options, as it does not align with typical student budgets in suburban locales.
Economic Dependency Risk The economic stability score of 70 indicates a moderate risk of economic downturns affecting the tenant base and potential rental income.
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