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 68 m² on the 2nd floor, built in 1977, energy rating D. Located on rua 9 de Abril, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts a fully renovated interior with high-quality finishes, and its second-floor location provides a quiet environment, eliminating the need for elevators. Valuation Verdict: Fair.
The valuation. The asking price of €268,000 is significantly below the fair value of €322,103, indicating that the property is subvalued by €54,103, or 16.8%. Buy-to-flip angle. With strategic renovations, the property could be easily resold at a higher price point, capitalizing on the underpricing for a lucrative flip. Buy-to-let angle. The estimated rental income of €960 per month yields a gross return of 4.3%, making it an attractive buy-to-let opportunity in the suburban area of Greater Lisbon.
Fair value modelled at €322,103 from 6 comparable sales in the area. Asking €268,000 sits €54,103 (16.8%) below — the upside to fair value.
Asking €268,000 versus the rua 9 de Abril area baseline of €264,616 (€3,891/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 €264,616, adjusted for condition and micro-location, gives a modelled fair value of €322,103 (€4,737/m²), a €54,103 (16.8%) gap versus the €268,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 9 de Abril | Subject | €268,000 | €3,941 | — | 72 | 73 |
| Encosta do Sol · 33bd9a | Active | €340,000 | €5,000 | 26.9% | 72 | 73 |
| rua Jacinto Garcia, 5 | Active | €340,000 | €4,658 | 18.2% | 74 | 78 |
| rua Porto Santo, 1 | Active | €270,000 | €4,030 | 2.2% | 70 | 75 |
| praça São Bartolomeu S / N, R8 | Active | €315,000 | €5,943 | 50.8% | 80 | 81 |
| Median comp | €327,500 | €4,829 | 22.5% | 73 | 77 |
Long-term rental The 2-bed apartment in Mina de Água offers a compelling opportunity for long-term rental, with a fair value gap of 16.8% suggesting that the current listing of €268,000 is below market expectations. With a gross yield of 4.3%, this investment is positioned well to attract stable, long-term tenants seeking quality housing in a suburban environment. Family rental Given the suburban characteristics of Greater Lisbon, this property is well-suited for families, benefiting from its decent condition rating of 76/100 and favorable neighborhood score of 73/100. The current pricing reflects an opportunity for families looking for spacious living at a relatively competitive rate in a residential area. Buy-and-hold This investment aligns well with a buy-and-hold strategy, as its 16.8% gap to fair value indicates significant potential appreciation over time. The positive yield and strong neighborhood ratings enhance the property’s desirability, making it a solid candidate for investors focused on long-term growth. Not ideal for short-term vacation rental The suburban nature of this location coupled with typical local amenities does not cater well to the needs of short-term vacation renters. Additionally, its overall condition and neighborhood dynamics may not attract transient occupants willing to pay a premium. Not ideal for student housing The property is not aligned with the requirements of student housing, given the assumed suburban characteristics of Greater Lisbon and the family-oriented layout. The neighborhood's amenities and infrastructure may not sufficiently appeal to a student demographic, resulting in potential rental challenges. Not ideal for luxury market This apartment does not meet the standards typically associated with the luxury market, as its fair value is below the higher pricing typically demanded in that segment. The property in Mina de Água is more suited for budget-conscious families or long-term tenants rather than luxury buyers seeking premium features and location.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher tenant turnover, which can impact rental income and increase vacancy rates.
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