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 83 m² on the 2nd floor, built in 1983, energy rating D. Located on estrada das Águas Livres, Mina de Água parish, Amadora municipality, Lisbon district. Notable Features: This apartment offers access to a spacious storage room on the top floor, ideal for bicycles and seasonal items, along with beautiful morning and evening sunlight from its east/west exposure.
The valuation. The asking price of €258,000 is above the fair value of €235,623 by €22,377 (9.5%). The property is considered to be priced fairly in the current market. Buy-to-flip angle. With a potential resale value exceeding €258,000, a buy-to-flip strategy could yield a healthy profit, presuming improvements can be made to the standard kitchen and bath fixtures. Buy-to-let angle. Given the estimated rental income of €1,032 per month, the gross yield stands at 4.8%, making it a viable option for long-term rental in the suburban area of Mina de Água.
Fair value modelled at €235,623 from 6 comparable sales in the area. Asking €258,000 sits €22,377 (9.5%) above — overpriced versus fair value.
Asking €258,000 versus the estrada das Águas Livres area baseline of €185,461 (€2,234/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €185,461, adjusted for condition and micro-location, gives a modelled fair value of €235,623 (€2,839/m²), a €22,377 (9.5%) gap versus the €258,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada das Águas Livres | Subject | €258,000 | €3,108 | — | 62 | 71 |
| rua Aniceto do Rosário, 12 | Active | €280,000 | €2,887 | 7.1% | 60 | 76 |
| avenida Miradouro S / N | Active | €250,000 | €2,778 | 10.6% | 72 | 65 |
| rua Porta Almada Negreiros | Active | €250,000 | €3,125 | 0.5% | — | 73 |
| Mina de Água · 38c306 | Active | €185,000 | €2,342 | 24.7% | — | 73 |
| Median comp | €250,000 | €2,833 | 8.9% | 66 | 73 |
Long-term rental The property is positioned to yield a gross return of 4.8%, which is aligned with the demands of the growing suburban rental market in Greater Lisbon. With a fair value gap of only 9.5%, it offers stable long-term rental potential without significant underperformance risk. Buy-and-hold With a fair valuation, this property presents a steady investment for long-term appreciation while generating consistent rental income. The relative strength of the neighborhood, rated 71/100, supports its potential for value retention over time. Family rental This 2-bed apartment in Mina de Água offers suitable space for families, with a good condition rating of 67/100, indicating a livable property that meets family needs. The surrounding suburban amenities further enhance its appeal as an attractive family rental option. Not ideal for short-term vacation rental Given the suburban context and the fair valuation assessment, the property is not well-suited for short-term vacation rental strategies. A lack of unique attractions nearby may limit appeal in this market segment. Not ideal for luxury market This property does not meet the standards typically expected within the luxury market due to its suburban setting and moderate amenity ratings. The condition and valuation do not support a luxury classification or pricing strategy.
Tenant turnover risk: With a tenant stability score of 65/100, there is a heightened risk of tenant turnover, which could lead to increased vacancy rates and potential loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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