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 115 m² on the 4th floor, built in 2008. Located on rua Ruben, 13, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts a spacious balcony offering unobstructed views and includes a common terrace that ensures total privacy between building blocks.
The valuation. The asking price of €364,900 is slightly above the fair value of €360,825, sitting at a 1.1% premium. This suggests the property is priced fairly in the current market context.
Fair value modelled at €360,825 from 6 comparable sales in the area. Asking €364,900 sits €4,075 (1.1%) above — overpriced versus fair value.
Asking €364,900 versus the rua Ruben, 13 area baseline of €281,825 (€2,451/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €281,825, adjusted for condition and micro-location, gives a modelled fair value of €360,825 (€3,138/m²), a €4,075 (1.1%) gap versus the €364,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ruben, 13 | Subject | €364,900 | €3,173 | — | 80 | 71 |
| estrada da Falagueira, 66 | Active | €350,000 | €2,869 | 9.6% | 75 | 70 |
| Casal de Cambra · 19f62f | Active | €320,000 | €2,807 | 11.5% | 70 | 73 |
| Ramada e Caneças · 5b8847 | Active | €390,000 | €3,250 | 2.4% | 73 | 73 |
| Mina de Água · 53c9bd | Active | €360,000 | €3,025 | 4.7% | 75 | 77 |
| Median comp | €355,000 | €2,947 | 7.1% | 74 | 73 |
Long-term rental This 2-bed apartment in Mina de Água presents a gross yield of 4%, which is reasonable for the area, indicating steady rental income potential. Considering the property is priced fairly with a 1.1% gap from the fair value, it remains a viable option for long-term renters. Buy-and-hold With a fair valuation of €364,900 against a calculated fair value of €360,825, this property could serve as a stable long-term investment without immediate appreciation expectations. The moderate yield of 4% aligns with a buy-and-hold strategy, aiming for gradual equity growth in a reasonably stable market. Family rental The 2-bed layout is well-suited for family rental purposes, featuring a neighborhood rating of 71/100 that should appeal to tenants looking for comfortable living near Lisbon. The fair pricing coupled with adequate amenities indicates a reliable tenant base that values family-friendly environments. Not ideal for short-term vacation rental Given the fair valuation and the property’s neighborhood qualities, it is positioned poorly for short-term vacation rental opportunities due to limited tourist attractions. The stable rental yield and family-oriented nature of the surrounding area do not align with the transient needs of short-term guests. Not ideal for luxury market The apartment does not meet the criteria for the luxury market, as its condition rating of 79/100 and neighborhood score of 71/100 point to modest appeal rather than upscale desirability. Despite being fairly priced, it lacks the features and amenities that typically attract high-end buyers. Not ideal for student housing While the location offers moderate access to Lisbon amenities, the property’s family-oriented attributes make it less suitable for student housing demand. The combination of fair valuation and neighborhood characteristics does not support the competitive rental prices often sought by student tenants.
Inconsistent Economic and Tenant Stability: With both the economic and tenant stability scores standing at 70/100, there is a moderate risk of fluctuations in tenant retention and income stability, which could impact overall property performance adversely.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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