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 56 m² on the 2nd floor, built in 1958, energy rating E. Located on rua Nossa Senhora da Lapa, Falagueira-Venda Nova parish, Amadora municipality, Lisbon district. Notable Features: The property includes an attic conversion that can serve as a third bedroom or office, complemented by a modernized bathroom featuring contemporary fixtures.
The valuation. The asking price of €269,000 is significantly above the fair value of €230,172, resulting in an overvaluation of €38,828 (16.9%). This suggests that the property is overpriced in the current market context.
Fair value modelled at €230,172 from 6 comparable sales in the area. Asking €269,000 sits €38,828 (16.9%) above — overpriced versus fair value.
Asking €269,000 versus the rua Nossa Senhora da Lapa area baseline of €211,755 (€3,781/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €211,755, adjusted for condition and micro-location, gives a modelled fair value of €230,172 (€4,110/m²), a €38,828 (16.9%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nossa Senhora da Lapa | Subject | €269,000 | €4,804 | — | 52 | 74 |
| rua de Porto Santo, 2 | Active | €275,000 | €3,929 | 18.2% | 52 | 75 |
| rua 9 de Abril | Active | €266,000 | €4,290 | 10.7% | 65 | 76 |
| rua Combatentes da Grande Guerra, 4 | Active | €249,000 | €4,082 | 15.0% | 45 | 75 |
| Mina de Água · 0c05a5 | Active | €269,000 | €4,138 | 13.8% | 56 | 79 |
| Median comp | €267,500 | €4,110 | 14.4% | 54 | 76 |
Long-term rental The 2-bed duplex in Falagueira-Venda Nova is currently overpriced at €269,000, which exceeds the fair value of €230,172 by 16.9%. Given the 4.1% gross yield, this investment may not deliver the expected returns for long-term rental opportunities. Buy-and-hold Investing in this property as a buy-and-hold strategy appears unwise, as it is listed at a price that is 16.9% higher than its fair value of €230,172. This misalignment diminishes potential appreciation and could result in a lower return on investment. Family rental While the property is located in a suburban area with low crime and decent amenities, its listing price of €269,000 reflects a 16.9% gap above the fair value of €230,172, making it overpriced for family rental purposes. This could deter potential tenants seeking affordable housing options in the area.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of turnover, which could lead to vacancies and 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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