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 80 m² on the 7th floor, built in 1994, energy rating D. Located Encosta do Sol parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes extensive custom wooden cabinetry which enhances functionality, while its 7th-floor position offers expansive views and abundant natural light throughout the day.
The valuation. The asking price of €365,000 is notably higher than the fair value of €322,069, representing a difference of €42,931, or 13.3%. Therefore, the property is considered overpriced.
Fair value modelled at €322,069 from 6 comparable sales in the area. Asking €365,000 sits €42,931 (13.3%) above — overpriced versus fair value.
Asking €365,000 versus the Encosta do Sol, Amadora, Lisbon area baseline of €285,749 (€3,572/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 €285,749, adjusted for condition and micro-location, gives a modelled fair value of €322,069 (€4,026/m²), a €42,931 (13.3%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Encosta do Sol · 07fbf4 | Subject | €365,000 | €4,563 | — | 55 | 74 |
| praça do Metro de Alfornelos | Active | €327,500 | €4,094 | 10.3% | — | 74 |
| avenida Camilo Castelo Branco | Active | €260,000 | €4,000 | 12.3% | 60 | 79 |
| avenida do Brasil, 46B | Active | €330,000 | €3,882 | 14.9% | 70 | 80 |
| Águas Livres · 16259e | Active | €235,000 | €4,052 | 11.2% | 58 | 78 |
| Median comp | €293,750 | €4,026 | 11.8% | 60 | 79 |
Long-term rental The 2-bed apartment in Encosta do Sol is overpriced with a gap of 13.3% from its fair value, resulting in a low gross yield of 3.2%. Given the neighbourhood's decent safety and proximity to Lisbon, attracting long-term tenants may prove challenging at this price point. Buy-and-hold With a current listing price of €365,000, this property does not align with the fair value of €322,069, indicating that a buy-and-hold strategy may not yield desirable returns. Investors might find it difficult to justify holding this overpriced asset in a suburban market with only moderate tenant quality and amenities. Family rental Although family rentals could benefit from the location's access to employment and schools, the property's price exceeds its fair value, complicating profitability for landlords. The current gross yield of 3.2% suggests limited financial incentive to target families in a neighbourhood rated 74/100 when the property is overpriced. Not ideal for The property is not suited for short-term vacation rental due to its overpriced nature and a low yield of 3.2%. Additionally, given its condition rating of 61/100, it fails to meet the standards required for the luxury market and may not attract student housing demand either.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate likelihood of turnover, which could lead to increased vacancy rates and associated costs in the future.
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