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 40 m², built in 1977, energy rating C. Located on avenida do Ultramar, 28, Mina de Água parish, Amadora municipality, Lisbon district. This property features unique dual access with both street and basement entrances, enhancing convenience for residents and potential rental opportunities.
The valuation. The asking price of €240,000 is significantly above the fair value of €152,736, representing an overpricing of €87,264 (57.1%). This situation indicates potential challenges for future investment returns.
Fair value modelled at €152,736 from 6 comparable sales in the area. Asking €240,000 sits €87,264 (57.1%) above — overpriced versus fair value.
Asking €240,000 versus the avenida do Ultramar, 28 area baseline of €133,940 (€3,349/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 €133,940, adjusted for condition and micro-location, gives a modelled fair value of €152,736 (€3,818/m²), a €87,264 (57.1%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida do Ultramar, 28 | Subject | €240,000 | €6,000 | — | 66 | 80 |
| Queluz e Belas · 49b7ac | Active | €290,000 | €3,766 | 37.2% | 70 | 73 |
| rua Elias Garcia | Active | €285,000 | €3,701 | 38.3% | 60 | 74 |
| avenida do Brasil | Active | €329,000 | €3,871 | 35.5% | 60 | 75 |
| Águas Livres · 6fb85d | Active | €259,500 | €5,406 | 9.9% | — | 78 |
| Median comp | €287,500 | €3,819 | 36.4% | 60 | 75 |
Long-term rental The property in Mina de Água is overpriced at €240,000 compared to the fair value of €152,736, presenting a substantial 57.1% gap. With a gross yield of 0%, this investment lacks the potential for attractive returns, making it a less desirable long-term rental option. Family rental While the neighbourhood scores an 80/100 for tenant quality, the significant overvaluation at €240,000 suggests this apartment is not positioned as a competitive family rental. The condition rating of 65/100 further diminishes its appeal, impacting its suitability for families seeking affordable housing. Buy-and-hold At a listing price of €240,000, well above its €152,736 fair value, the buy-and-hold strategy appears misguided, as potential capital appreciation is hampered by the current overpricing. The lack of rental yield and average condition suggests that this investment will struggle to produce positive cash flow over time.
Economic downturn risk A shift in the economic stability score from 80 to below 70 could lead to decreased tenant demand and vacancies, impacting 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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