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.
1-bedroom, 1-bathroom apartment of 46 m², built in 1986, energy rating D. Located on praceta São Jorge da Mina, 2, Águas Livres parish, Amadora municipality, Lisbon district. This apartment comes with a 12-month warranty, emphasizing confidence in its recent full renovation and quality workmanship throughout the space.
The valuation. The asking price of €255,000 sits slightly above the fair value of €243,747, presenting a difference of €11,253 (4.6%). This indicates a fair valuation that reflects market trends and property condition. Buy-to-flip angle. The property could be resold after minor enhancements, targeting a resale price that capitalizes on the suburban appeal of Águas Livres. Such a strategy may yield a profitable return on the initial investment. Buy-to-let angle. With an estimated monthly rental income of €701, the gross yield stands at 3.3%. This strategy takes advantage of the stable demand in the neighborhood for family rentals and long-term tenants.
Fair value modelled at €243,747 from 6 comparable sales in the area. Asking €255,000 sits €11,253 (4.6%) above — overpriced versus fair value.
Asking €255,000 versus the praceta São Jorge da Mina, 2 area baseline of €208,228 (€4,527/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €208,228, adjusted for condition and micro-location, gives a modelled fair value of €243,747 (€5,299/m²), a €11,253 (4.6%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta São Jorge da Mina, 2 | Subject | €255,000 | €5,543 | — | 75 | 79 |
| rua Correia Teles | Active | €245,000 | €5,698 | 2.8% | 70 | 73 |
| rua Ramiro Esteves Coluna, 22 | Active | €245,000 | €4,900 | 11.6% | 76 | 69 |
| rua Ramiro Esteves Coluna, 24 | Active | €240,000 | €4,898 | 11.6% | 72 | 70 |
| rua Mateus Vicente de Oliveira S / N | Active | €215,000 | €4,216 | 24.0% | 75 | 78 |
| Median comp | €242,500 | €4,899 | 11.6% | 74 | 72 |
Long-term rental This property offers a respectable gross yield of 3.3%, aligning closely with the fair value of €243,747. Although the yield is reasonable, the slight gap of 4.6% versus fair value suggests that it is unlikely to generate significant appreciation in the near term. Family rental With a neighbourhood quality score of 79/100, this apartment is conducive to family living in Lisbon's suburbs, providing access to urban amenities. Despite the positive aspects, the property’s valuation at €255,000 indicates it is not a bargain for family renters seeking long-term stability. Buy-and-hold Considering the property’s condition rating of 72/100, it holds some investment appeal for a buy-and-hold strategy, as maintenance is manageable. However, at €255,000, the valuation remains fair, limiting expected capital gains over time without substantial market shifts.
Tenant turnover risk There is a potential for increased tenant turnover given the tenant stability score of 75/100, which may lead to vacancy periods and decreased rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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