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 60 m². Located on rua Mata de São Mateus, 13, Algés, Linda-a-Velha e Cruz Quebrada-Dafundo parish, Oeiras municipality, Lisbon district. This property boasts a panoramic view over the Tagus River, enhancing its appeal as a tranquil retreat while providing easy access to the vibrant life of downtown Lisbon.
The valuation. The asking price of €360,000 is significantly above fair value at €295,209, indicating an excess of €64,791 (18.0%). This property is overpriced, which limits potential returns for investors. Buy-to-flip angle. A buy-to-flip strategy would require renovations to enhance appeal before resale; however, the current valuation presents a barrier to realizing profits efficiently. Buy-to-let angle. With an estimated gross yield of 3.4% based on €1,020 monthly rental income, the investment potential is limited in terms of cash flow against initial outlay, making long-term holding a less attractive option.
Fair value modelled at €295,209 from the area baseline, adjusted for condition and location. Asking €360,000 sits €64,791 (18.0%) above — overpriced versus fair value.
Asking €360,000 versus the rua Mata de São Mateus, 13 area baseline of €268,080 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 65 · Materials 70 · Room dimensions 76). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Mata de São Mateus, 13
Area baseline €268,080 + condition -€5,906 + location +€26,375 = modelled fair value of €295,209 (€4,920/m²), a €64,791 (18.0%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Mata de São Mateus, 13 | Subject | €360,000 | €6,000 | — | 65 | 74 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 82c79f | Active | €380,000 | €4,750 | 20.8% | 70 | 72 |
| Carnaxide e Queijas · 4bb052 | Active | €440,000 | €5,867 | 2.2% | 75 | 77 |
| Carnaxide e Queijas · ac99d9 | Active | €340,000 | €5,667 | 5.6% | 75 | 74 |
| Carnaxide e Queijas · 82c61c | Active | €440,000 | €5,432 | 9.5% | 65 | 81 |
| Median comp | €410,000 | €5,550 | 7.5% | 73 | 76 |
Long-term rental This property, priced at €360,000, exceeds its fair value of €295,209 by 18.0%, indicating it is overpriced for a long-term investment. With a gross yield of only 3.4% and a neighborhood rating of 74/100, the potential returns may not justify the high price point. Family rental At a listing price of €360,000, this 2-bed apartment presents a significant gap against its fair value of €295,209, labeling it as overpriced for family rental purposes. Although the neighborhood offers decent amenities and tenant quality, the yield of 3.4% suggests limited financial attractiveness for families seeking rental options. Buy-and-hold Considering the inflated listing price of €360,000 compared to a fair value of €295,209, this property is overpriced for a buy-and-hold strategy. With a gross yield of 3.4% and a condition rating of 69/100, it may not provide the long-term appreciation potential expected from a solid investment.
Economic Vulnerability The economic stability score of 70 suggests a moderate risk in the local economy, which could affect long-term tenant retention and property appreciation.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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