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 69 m² on the 3rd floor, built in 1977, energy rating E. Located on rua Amigos de Carenque, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes a Marquise, offering additional usable space for various activities, and a pantry enhancing storage options in the kitchen. Location Benefits: Close to public transport and local shops.
The valuation. The asking price of €230,000 sits below fair value at €255,875, making this property subpriced by €25,875 (10.1%). This position provides an attractive entry point for investors. Buy-to-flip angle. The strategy involves renovating the dated bedroom furniture while enhancing the already high-quality kitchen and bathroom finishes to increase the resale value significantly, targeting local buyers. Buy-to-let angle. With an estimated gross yield of 5%, generating around €958 per month from rental income presents a solid investment opportunity, catering to families attracted to the suburban area near Lisbon for its stability and amenities.
Fair value modelled at €255,875 from 6 comparable sales in the area. Asking €230,000 sits €25,875 (10.1%) below — the upside to fair value.
Asking €230,000 versus the rua Amigos de Carenque area baseline of €226,418 (€3,281/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €226,418, adjusted for condition and micro-location, gives a modelled fair value of €255,875 (€3,708/m²), a €25,875 (10.1%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Amigos de Carenque | Subject | €230,000 | €3,333 | — | 68 | 73 |
| avenida José Elias Garcia | Active | €187,000 | €2,968 | 11.0% | 62 | 75 |
| rua 9 de Abril, 172 | Active | €258,000 | €3,909 | 17.3% | 70 | 73 |
| Mina de Água · 5b8853 | Active | €285,000 | €3,750 | 12.5% | 73 | 71 |
| Encosta do Sol · d74a2d | Active | €275,000 | €3,667 | 10.0% | 60 | 73 |
| Median comp | €266,500 | €3,709 | 11.3% | 66 | 73 |
Long-term rental The 2-bed apartment in Mina de Água is subvalorizada, presenting a unique opportunity for long-term rental with a gross yield of 5%. The location's proximity to Lisbon ensures steady demand, supported by the neighborhood's solid economic environment and services. Family rental This property is an appealing option for family rentals, given its spacious 69m² layout and a neighborhood score of 73/100 for livability. The economic stability of the suburban area near Lisbon, combined with adequate local amenities, creates a suitable environment for families seeking a comfortable residence. Buy-and-hold With a fair value of €255,875 and current listing at €230,000, this investment is positioned well for a buy-and-hold strategy to benefit from capital appreciation over time. The positive yield of 5% indicates potential for ongoing income, while the overall neighborhood desirability supports long-term value retention. Not ideal for student housing Given the family-oriented nature of the area and its suburban setting, this property is less suitable for student housing. Despite its proximity to transport links, the overall tenant profile in the neighborhood does not support high demand in this segment. Not ideal for short-term vacation rental The apartment does not cater to the short-term vacation rental market due to the residential character of Mina de Água and family-oriented demographic. The lack of amenities tailored to tourists further reduces its appeal in this sector. Not ideal for luxury market As a standard 2-bed apartment with condition rating of 65/100, this property does not meet the criteria for the luxury market. Its pricing structure is aligned more with middle-income families than high-end buyers seeking luxury features.
Economic Vulnerability With an economic stability score of 70/100, there is a potential risk of economic downturns impacting tenant retention and overall property value.
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