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 89 m² on the 3rd floor, built in 1987, energy rating D. Located on praceta Adelino Amaro da Costa, 1, Loures parish, Loures municipality, Lisbon district. Noteworthy Features: This apartment includes an enclosed balcony, perfect for additional living space or as a home office, and a storage room in the basement, maximizing utility.
The valuation. The asking price of €330,000 sits €34,561 (11.7%) above the fair value of €295,439, indicating the property is overpriced. This discrepancy highlights the need for a cautious approach. Buy-to-flip angle. Investors could consider a buy-to-flip strategy by enhancing the apartment's appeal with minor renovations, potentially targeting a resale price that exceeds €350,000. This approach would leverage the existing suburban demand. Buy-to-let angle. For a buy-to-let strategy, the estimated rental income of €908/month equates to a gross yield of 3.3%, which may provide stable cash flow, especially catering to families in the family-oriented suburb.
Fair value modelled at €295,439 from 6 comparable sales in the area. Asking €330,000 sits €34,561 (11.7%) above — overpriced versus fair value.
Asking €330,000 versus the praceta Adelino Amaro da Costa, 1 area baseline of €258,015 (€2,899/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 is below the parish average, reducing 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 €258,015, adjusted for condition and micro-location, gives a modelled fair value of €295,439 (€3,320/m²), a €34,561 (11.7%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Adelino Amaro da Costa, 1 | Subject | €330,000 | €3,708 | — | 68 | 76 |
| rua José Paulo de Oliveira | Active | €307,000 | €3,198 | 13.8% | 72 | 75 |
| Ramada e Caneças · 28bc45 | Active | €317,000 | €3,562 | 3.9% | 65 | 74 |
| rua António Sérgio, 10 | Active | €325,000 | €3,186 | 14.1% | 75 | 75 |
| Santo António dos Cavaleiros e Frielas · 7354a4 | Active | €292,500 | €3,324 | 10.4% | 72 | 71 |
| Median comp | €312,000 | €3,261 | 12.1% | 72 | 75 |
Long-term rental The property in Loures is currently overpriced at €330,000, which is 11.7% above its fair value of €295,439, and yields a modest gross return of 3.3%. This high pricing, coupled with a condition score of 69/100, indicates limited upside potential for long-term rental income. Family rental In a family-oriented neighborhood with a decent quality of life, this apartment is priced higher than fair value, making it less attractive as a family rental option. The average tenant quality and local amenities may not justify the €330,000 listing price, leading to potential challenges in securing long-term tenants. Buy-and-hold Considering the current listing price of €330,000, which surpasses the fair value by 11.7%, this property represents a buy-and-hold strategy with significant negative equity exposure. With a condition rating of 69/100 and a modest yield of 3.3%, the projected return on investment appears limited, making long-term appreciation highly uncertain.
Economic volatility risk The property may be exposed to fluctuations in economic conditions due to a high economic stability score of 80, which could impact tenant stability, currently rated at 70.
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