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, 2-bathroom apartment of 45 m², built in 1983, energy rating E. Located Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes a pantry for additional storage and PVC windows that enhance thermal insulation and noise reduction, benefiting ground floor living conditions.
The valuation. The asking price of €240,000 is significantly higher than the fair value of €203,386, reflecting an overpriced status of €36,614 (18.0%). This indicates potential challenges in justifying the sale price in the current market. Buy-to-flip angle. A buy-to-flip strategy may struggle, as the current asking price exceeds fair value, limiting potential profit margins upon resale in a market seeking reasonable pricing. Quick renovations may not yield sufficient returns. Buy-to-let angle. The rental income strategy shows a gross yield of 3.9% based on an estimated €780/month rental, making this option viable for steady cash flow, although competitive pricing is necessary to attract renters in the market.
Fair value modelled at €203,386 from 6 comparable sales in the area. Asking €240,000 sits €36,614 (18.0%) above — overpriced versus fair value.
Asking €240,000 versus the Mina de Água, Amadora, Lisbon area baseline of €174,517 (€3,878/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €174,517, adjusted for condition and micro-location, gives a modelled fair value of €203,386 (€4,520/m²), a €36,614 (18.0%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Mina de Água · a0cb3b | Subject | €240,000 | €5,333 | — | 70 | 73 |
| Águas Livres · 4391d9 | Active | €259,000 | €5,180 | 2.9% | 72 | 77 |
| rua Dom Dinis | Active | €247,000 | €3,859 | 27.6% | 73 | 74 |
| rua Dom Pedro IV | Active | €268,000 | €3,829 | 28.2% | 65 | 75 |
| Queluz e Belas · b7bf7c | Active | €276,000 | €3,632 | 31.9% | 70 | 67 |
| Median comp | €263,500 | €3,844 | 27.9% | 71 | 75 |
Long-term rental The 1-bed apartment in Mina de Água is overpriced at €240,000 compared to its fair value of €203,386, indicating an 18.0% premium that may hinder future returns. With a gross yield of 3.9%, the property may struggle to maintain tenant interest in a competitive rental market. Buy-and-hold Acquiring the property for a buy-and-hold strategy poses challenges, as its pricing above fair market value at €240,000 raises questions on long-term capital appreciation potential. Given the current condition rating of 68/100, significant investment may be needed to enhance value over time. Family rental While the apartment's proximity to Lisbon enhances its appeal for families, the current asking price of €240,000 surpasses its fair value by 18.0%, making it a less attractive option for family rental. Furthermore, with the neighborhood scoring 73/100, the potential for steady family occupants is present, but the high cost may deter interest in a cost-sensitive market.
Market Vulnerability The economic and tenant stability scores of 75/100 indicate a moderate risk that market fluctuations could impact rental income reliability, potentially reducing returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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