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.
3-bedroom, 3-bathroom apartment of 204 m² on the 5th floor, built in 2007, energy rating B. Located on avenida Cottinelli Telmo, 9, Mina de Água parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts an impressive attic space with independent access and a dedicated bathroom, enhancing its versatility for use as a private office or guest suite.
The valuation. The asking price of €651,000 exceeds the fair value of €579,510 by €71,490, representing a 12.3% premium. This indicates the property is overpriced in its current market context.
Fair value modelled at €579,510 from 6 comparable sales in the area. Asking €651,000 sits €71,490 (12.3%) above — overpriced versus fair value.
Asking €651,000 versus the avenida Cottinelli Telmo, 9 area baseline of €392,245 (€1,923/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €392,245, adjusted for condition and micro-location, gives a modelled fair value of €579,510 (€2,841/m²), a €71,490 (12.3%) gap versus the €651,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Cottinelli Telmo, 9 | Subject | €651,000 | €3,191 | — | 76 | 74 |
| rua Mestre José Vizinho, 15 | Active | €447,500 | €2,617 | 18.0% | 75 | 74 |
| avenida Amália Rodrigues, 31 | Active | €475,000 | €3,065 | 4.0% | 72 | 74 |
| rua Lucília Simões | Active | €510,000 | €4,513 | 41.4% | 78 | 76 |
| rua Mestre José Vizinho, 15 | Active | €440,000 | €2,037 | 36.2% | 74 | 72 |
| Median comp | €461,250 | €2,841 | 11.0% | 75 | 74 |
Long-term rental The property is overpriced at €651,000 compared to a fair value of €579,510, creating a notable gap of 12.3%. With a gross yield of only 3.2%, this investment presents limited financial upside in the long-term rental market. Family rental Given the high listing price of €651,000, the apartment does not align well with the fair value of €579,510, indicating it is overpriced by 12.3%. Although the neighborhood offers adequate amenities, the gross yield of 3.2% does not incentivize families to invest in this property. Buy-and-hold At a listing price of €651,000, this property is overpriced when compared to the fair valuation of €579,510, resulting in an overvaluation of 12.3%. The relatively low gross yield of 3.2% alongside moderate neighborhood conditions makes holding this property a less attractive long-term strategy.
Economic Vulnerability The economic stability score of 70 suggests potential fluctuations in the local economy that could impact rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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