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 duplex of 66 m², built in 1953, energy rating G. Located on rua de Goa, 3, Falagueira-Venda Nova parish, Amadora municipality, Lisbon district. Noteworthy Features: The property offers a possibility to connect to an attic for potential duplex transformation, adding personalized living space to the existing layout.
The valuation. The asking price of €260,000 is €21,028 below the fair value of €281,028, indicating it is priced fairly at a 7.5% discount against market expectations.
Fair value modelled at €286,000 from 6 comparable sales in the area. Asking €260,000 sits €26,000 (9.1%) below — the upside to fair value.
Asking €260,000 versus the rua de Goa, 3 area baseline of €301,798 (€4,643/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 30/100 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 €301,798, adjusted for condition and micro-location, gives a modelled fair value of €286,000 (€4,400/m²), a €26,000 (9.1%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Goa, 3 | Subject | €260,000 | €4,000 | — | 35 | 69 |
| rua Gil Eanes, 163 | Active | €180,000 | €4,500 | 12.5% | 35 | 74 |
| Venteira · 89e715 | Active | €260,000 | €4,000 | 0% | 25 | 73 |
| Águas Livres · a8f344 | Active | €250,000 | €4,545 | 13.6% | — | — |
| Benfica · 0ac4f2 | Active | €395,000 | €7,182 | 79.5% | 38 | 80 |
| Median comp | €255,000 | €4,523 | 13.1% | 35 | 74 |
Long-term rental The property offers a gross yield of 4.8%, making it a reasonable option for long-term rental in the suburban Lisbon area, where tenant demand remains steady due to its proximity to urban amenities. While the condition of the property is rated 30/100, indicating a need for improvements, the fair value assessment underscores its investment potential aligned with the market conditions. Family rental With a neighbourhood score of 69/100, the location is suitable for family rental, providing access to schools and parks that appeal to this demographic. While the property is currently valued at €260,000, its fair value of €281,028 suggests that it is appropriately priced for its context in a family-friendly suburban area. Buy-and-hold This duplex presents a buy-and-hold opportunity, particularly with a relatively small gap of 7.5% against its fair value, indicating a reasonable price point for future appreciation. Given the low crime rates and the overall positive neighbourhood dynamics, the investment has the potential for stable long-term returns, albeit with the property needing significant renovations to maximize its value. Not ideal for luxury market The property is not suited for the luxury market due to its condition and suburban location, which does not attract high-end buyers. Its commercial appeal is more aligned with budget-conscious renters looking for affordable accommodations. Not ideal for short-term vacation rental As the area does not cater to the preference for short-term vacation rentals, primarily due to its residential character, the property would miss the mark with transient tourists. The suburban environment is more geared towards long-term residency rather than short-lived stays, limiting its viability for this strategy.
Economic Sensitivity The property may face economic challenges as both the economic stability and tenant stability scores are at a moderate 70/100, indicating vulnerability to market fluctuations and potential tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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