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.
3-bedroom, 2-bathroom apartment of 116 m² on the 1st floor, built in 1998, energy rating D. Located Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Feature: This apartment includes a practical pantry in the kitchen, enhancing storage options in a well-maintained 116m² space with a functional layout.
The valuation. The asking price of €445,000 is only €2,923 (0.7%) above the fair value of €442,077, indicating that it is priced fairly according to market analysis. This property aligns closely with its estimated worth. Buy-to-flip angle. The buy-to-flip strategy could target a resale after minor updates, leveraging its good condition and modern design elements to attract buyers in the competitive market of Mina de Água. Minor renovations could boost its resale value significantly. Buy-to-let angle. With an estimated rental income of €1,372/month, the gross yield stands at 3.7%, making it an attractive option for long-term residential rentals. This strategy capitalizes on family-oriented renters seeking well-maintained apartments with suburban access to Lisbon.
Fair value modelled at €442,077 from 6 comparable sales in the area. Asking €445,000 sits €2,923 (0.7%) above — overpriced versus fair value.
Asking €445,000 versus the Mina de Água, Amadora, Lisbon area baseline of €362,651 (€3,126/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €362,651, adjusted for condition and micro-location, gives a modelled fair value of €442,077 (€3,811/m²), a €2,923 (0.7%) gap versus the €445,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Mina de Água · 0c0661 | Subject | €445,000 | €3,836 | — | 70 | 71 |
| Casal de Cambra · 800632 | Active | €490,000 | €3,630 | 5.4% | 73 | 71 |
| Mina de Água · 3a71f5 | Active | €419,000 | €4,108 | 7.1% | 75 | 73 |
| rua 1º de Maio, 26 | Active | €365,000 | €4,195 | 9.4% | 78 | 76 |
| avenida Alexandre Salles, 20 | Active | €370,000 | €3,895 | 1.5% | 78 | 74 |
| Median comp | €394,500 | €4,002 | 4.3% | 77 | 74 |
Long-term rental The property offers a gross yield of 3.7%, making it a reasonable option for long-term rental despite its fair valuation. Additionally, its location near Lisbon provides potential for consistent tenant demand in the area. Family rental With a spacious 116m² layout, this 3-bed apartment is well-suited for family rental, meeting the needs for space and comfort. The neighborhood score of 71/100 further supports its appeal to families looking for a suburban lifestyle close to the city. Buy-and-hold As a buy-and-hold investment, the property holds steady value with a fair gap of just 0.7% against its market valuation. Its solid condition rating of 75/100 ensures that it can maintain its desirability over time without significant immediate investment in renovations.
Economic-tenant stability risk The property has a combined economic and tenant stability score of 70/100, indicating a moderate risk of fluctuations in income and occupancy rates that could impact investment 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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