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 65 m² on the 2nd floor, built in 1972, energy rating E. Located Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes an attic area ripe for transformation into additional living space or storage, enhancing its overall functionality and appeal.
The valuation. The asking price of €269,000 is €21,321 (8.6%) above the fair value of €247,679, indicating that while the property is priced above its fair value, it still remains a fair investment opportunity. Buy-to-flip angle. A resale strategy could capitalize on localized market demand, targeting potential buyers who appreciate the area’s amenities, despite the apartment's lower quality finishes. Buy-to-let angle. With an estimated gross yield of 4.3%, renting the apartment at approximately €964/month offers steady income potential, appealing to long-term tenants in Greater Lisbon.
Fair value modelled at €247,679 from 6 comparable sales in the area. Asking €269,000 sits €21,321 (8.6%) above — overpriced versus fair value.
Asking €269,000 versus the Mina de Água, Amadora, Lisbon area baseline of €231,039 (€3,554/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 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 €231,039, adjusted for condition and micro-location, gives a modelled fair value of €247,679 (€3,810/m²), a €21,321 (8.6%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Mina de Água · 0c05a5 | Subject | €269,000 | €4,138 | — | 56 | 79 |
| Queluz e Belas · 38b380 | Active | €290,000 | €4,462 | 7.8% | 55 | 71 |
| rua António Sardinha | Active | €255,000 | €3,643 | 12.0% | 54 | 74 |
| rua de Porto Santo, 2 | Active | €275,000 | €3,929 | 5.1% | 52 | 75 |
| Venteira · 938759 | Active | €240,000 | €3,692 | 10.8% | 40 | 76 |
| Median comp | €265,000 | €3,811 | 7.9% | 53 | 75 |
Long-term rental The 2-bed apartment in Mina de Água, listed at €269,000, offers a fair gross yield of 4.3%. Given the property's condition score of 54/100, it is positioned well for stable long-term tenants in this desirably urban area of Greater Lisbon. Buy-and-hold Investing in this property allows for potential appreciation over time, despite its current fair valuation without a significant discount. The consistent demand in the neighbourhood with a score of 79/100 underscores its capacity for long-term value retention. Family rental With a solid neighbourhood rating and ample space, this apartment serves as a suitable option for family rentals. The fair gap from its fair value suggests it meets the current market expectations, appealing to families seeking stability in a vibrant area. Short-term vacation rental This property does not align with the short-term vacation rental strategy, as the current fair value implies limited potential for lucrative returns in this segment. Additionally, the condition score indicates that more renovations could be needed to attract short-term visitors. Luxury market The 2-bed apartment in Mina de Água is not positioned for the luxury market, given its fair listing price relative to local standards. The average condition and general pricing do not match the expectations typically associated with high-end properties.
Economic instability risk The property's economic stability score of 80 may indicate a robust market; however, the tenant stability score of 75 suggests potential fluctuations in occupancy, which could impact rental income.
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