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 155 m² on the 2nd floor, energy rating B. Located on avenida Amália Rodrigues, 31, Mina de Água parish, Amadora municipality, Lisbon district. This apartment features a large 12m² attic storage room and is located in a tranquil area adjacent to urban and children's parks, enhancing outdoor accessibility for families.
The valuation. The asking price of €475,000 is significantly above the fair value of €387,264, resulting in an overpriced assessment of €87,736, or 22.7%. This suggests buyers should approach with caution.
Fair value modelled at €387,264 from 6 comparable sales in the area. Asking €475,000 sits €87,736 (22.7%) above — overpriced versus fair value.
Asking €475,000 versus the avenida Amália Rodrigues, 31 area baseline of €273,729 (€1,766/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 €273,729, adjusted for condition and micro-location, gives a modelled fair value of €387,264 (€2,498/m²), a €87,736 (22.7%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Amália Rodrigues, 31 | Subject | €475,000 | €3,065 | — | 72 | 74 |
| rua Mestre José Vizinho, 15 | Active | €440,000 | €2,037 | 33.5% | 74 | 72 |
| rua Mestre José Vizinho, 15 | Active | €447,500 | €2,617 | 14.6% | 75 | 74 |
| rua Doutor Mário Cal Brandão | Active | €420,000 | €3,134 | 2.3% | 75 | 73 |
| estrada da Serra da Mira, 272 | Active | €368,900 | €2,380 | 22.3% | 73 | 71 |
| Median comp | €430,000 | €2,499 | 18.5% | 75 | 73 |
Long-term rental This property’s gross yield of 3.7% indicates a lower return potential compared to its purchase price of €475,000, which is 22.7% above the fair value of €387,264. Investing now may not yield significant returns due to the overpriced nature of the asset relative to market fundamentals. Family rental While the apartment is in a decent neighbourhood with good school quality, the excessive price limits its appeal for family rentals. The condition rating of 76/100 suggests it may require additional investment to become competitive in the family rental market, further impacting potential profitability. Buy-and-hold Given the substantial gap between the listing price and the fair value, the buy-and-hold strategy may be less advantageous for this property. The 22.7% overpricing suggests that potential appreciation may not justify the initial investment, increasing the risk over the long term.
Tenant Turnover Risk With a tenant stability score of 70/100, there is a significant risk of increased vacancy rates and associated costs, which could affect overall rental income.
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