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, 2-bathroom apartment of 88 m², built in 2009, energy rating C. Located on avenida Amália Rodrigues, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes electric shutters and central vacuum system for enhanced convenience and modern living. Proximity: Only 7 minutes by car from UBBO, ensuring quick access to a variety of services.
The valuation. The asking price of €430,000 is significantly above the fair value of €372,723, reflecting an overvaluation of €57,277 (15.4%). This positioning is concerning for potential investors seeking value-driven opportunities.
Fair value modelled at €372,723 from 6 comparable sales in the area. Asking €430,000 sits €57,277 (15.4%) above — overpriced versus fair value.
Asking €430,000 versus the avenida Amália Rodrigues area baseline of €303,422 (€3,448/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €303,422, adjusted for condition and micro-location, gives a modelled fair value of €372,723 (€4,235/m²), a €57,277 (15.4%) gap versus the €430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Amália Rodrigues | Subject | €430,000 | €4,886 | — | 75 | 73 |
| rua Infanta Dona Maria, 7 | Active | €412,500 | €4,125 | 15.6% | 75 | 78 |
| avenida Marquês de Pombal, 55 | Active | €329,000 | €4,768 | 2.4% | 80 | 74 |
| Casal de Cambra · 1442cd | Active | €360,000 | €3,750 | 23.3% | 75 | 70 |
| rua da Quinta do Pomar de Cima, 6 | Active | €255,000 | €4,322 | 11.5% | 70 | 72 |
| Median comp | €344,500 | €4,224 | 13.6% | 75 | 73 |
Long-term rental This 2-bed apartment in Mina de Água, Amadora, priced at €430,000, is currently overpriced compared to its fair value of €372,723, reflecting a gap of 15.4%. With a gross yield of only 2.8%, the investment may not provide sufficient return for long-term rental prospects. Buy-and-hold With a fair value of €372,723, the current listing price of €430,000 positions this property as overpriced, creating a 15.4% gap that impacts overall investment potential. While the location benefits from strong economic activity in Greater Lisbon, the suboptimal yield of 2.8% raises concerns about long-term capital appreciation. Family rental Priced at €430,000, this apartment exceeds its estimated fair value of €372,723, indicating it is overpriced by 15.4%. Although the neighborhood scores a respectable 73/100, the low yield of 2.8% suggests it may not be the best option for family rental purposes.
Tenant turnover risk The tenant stability score of 65/100 indicates a relatively high likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
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