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 137 m² on the 2nd floor, built in 2006, energy rating C. Located on rua Afonso de Ornelas, 10, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy features: This apartment features a living room equipped with a fireplace, enhancing both ambiance and warmth during colder months, alongside beautifully renovated bathrooms with premium materials.
The valuation. The asking price of €450,000 is 2.4% above the fair value of €439,542. This positions the property as fairly valued, reflecting a balance between market expectations and intrinsic worth.
Fair value modelled at €439,542 from 6 comparable sales in the area. Asking €450,000 sits €10,458 (2.4%) above — overpriced versus fair value.
Asking €450,000 versus the rua Afonso de Ornelas, 10 area baseline of €334,444 (€2,441/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 €334,444, adjusted for condition and micro-location, gives a modelled fair value of €439,542 (€3,208/m²), a €10,458 (2.4%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Afonso de Ornelas, 10 | Subject | €450,000 | €3,285 | — | 70 | 70 |
| rua da Holanda, 2 | Active | €380,000 | €3,167 | 3.6% | 71 | 80 |
| praceta Virgínia de Moura, 2 | Active | €390,000 | €3,250 | 1.1% | 75 | 75 |
| rua Durão de Matos | Active | €470,000 | €3,701 | 12.7% | 72 | 76 |
| Mina de Água · 99f40e | Active | €525,000 | €3,621 | 10.2% | 75 | 73 |
| Median comp | €430,000 | €3,436 | 4.6% | 74 | 76 |
Long-term rental The 2-bed apartment in Mina de Água offers a gross yield of 2.8%, reflecting the property's stable long-term rental potential. The fair valuation at €439,542 suggests that this investment aligns closely with the market conditions without significant upside. Family rental This property is well-suited for family rental, given its spacious 137m² layout and proximity to family-friendly amenities in the neighbourhood, rated at 70/100. The fair pricing of €450,000 indicates a balanced investment opportunity, attracting small families seeking long-term housing options. Buy-and-hold A buy-and-hold strategy could appeal to investors looking for steady appreciation in a decent area near Lisbon. The property is fairly valued at €450,000, which supports a hold strategy, allowing for potential price stabilization and gradual equity build-up over time.
Tenant turnover risk With a tenant stability score of 60/100, there is a heightened risk of frequent tenant turnover, which could lead to increased vacancy rates and higher turnover costs for the property owner.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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