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 62 m² on the 1st floor, built in 1957, energy rating E. Located on rua 9 de Abril, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment offers two balconies that enhance outdoor space, and the presence of a pantry provides additional storage options for practical living.
The valuation. The asking price of €266,000 sits €8,589 (3.3%) above the fair value of €257,411, indicating the property is priced fairly within the current market. This alignment suggests a balanced investment opportunity for potential buyers.
Fair value modelled at €257,411 from 6 comparable sales in the area. Asking €266,000 sits €8,589 (3.3%) above — overpriced versus fair value.
Asking €266,000 versus the rua 9 de Abril area baseline of €230,508 (€3,718/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 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 €230,508, adjusted for condition and micro-location, gives a modelled fair value of €257,411 (€4,152/m²), a €8,589 (3.3%) gap versus the €266,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 9 de Abril | Subject | €266,000 | €4,290 | — | 65 | 76 |
| rua Pedro Franco | Active | €329,000 | €4,700 | 9.5% | — | 78 |
| Encosta do Sol · dee5a4 | Active | €350,000 | €4,795 | 11.8% | — | 75 |
| rua de Porto Santo, 2 | Active | €275,000 | €3,929 | 8.4% | 52 | 75 |
| rua António Sardinha | Active | €255,000 | €3,643 | 15.1% | 54 | 74 |
| Median comp | €302,000 | €4,315 | 0.6% | 53 | 75 |
Long-term rental The property offers a gross yield of 4.4%, aligning well with long-term rental strategies in the Greater Lisbon area. Despite being priced fairly at €266,000, the modest yield indicates moderate rental performance relative to market standards. Family rental With a solid neighbourhood score of 76/100, this 2-bed apartment is well-suited for family rentals in a suburban setting known for good schools and low crime. While the property is fairly valued, it presents a stable option for families looking for a welcoming community environment. Buy-and-hold The apartment's fair valuation at €266,000 suggests it could maintain its value over time, making it suitable for a buy-and-hold strategy. Investors should be aware that while this property holds steady potential, the returns may be moderate given its current yield and market pricing.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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