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, 2-bathroom apartment of 83 m², built in 1982. Located Águas Livres parish, Amadora municipality, Lisbon district. Check out the spacious open balcony that enhances the living space, perfect for enjoying the panoramic view and natural light throughout the day. Condition: Overall excellent, with minor wear.
The valuation. The asking price of €325,000 exceeds the fair value of €205,015 by €119,985, representing a 36.9% premium. This indicates that the property is overpriced in today's market.
Fair value modelled at €205,015 from the area baseline, adjusted for condition and location. Asking €325,000 sits €119,985 (36.9%) above — overpriced versus fair value.
Asking €325,000 versus the Águas Livres, Amadora, Lisbon area baseline of €184,343 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 80 · Amenities 65 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €184,343 + condition +€5,188 + location +€15,485 = modelled fair value of €205,015 (€2,470/m²), a €119,985 (36.9%) gap versus the €325,000 asking price.
Long-term rental The property is currently listed at €325,000, which is significantly above its fair value of €205,015, reflecting a 36.9% premium. With a gross yield of only 3.5%, the investment may yield insufficient returns for long-term rental purposes. Family rental Considering that the property is priced at €325,000, which is 36.9% more than its estimated fair value of €205,015, it may not attract families looking for affordable housing. Additionally, while the condition rating is decent at 79/100, the overall cost could deter potential family tenants. Buy-and-hold At €325,000, this property is overvalued compared to its fair value of €205,015, resulting in a 36.9% gap that undermines its potential for capital appreciation. Although the condition rating of 79/100 indicates reasonable quality, the inflated price diminishes the attractiveness of a buy-and-hold strategy in the current market. Not ideal for Short-term vacation rental, Luxury market, Student housing
Tenant turnover risk The tenant stability score of 60/100 indicates a heightened risk of frequent tenant turnover, which could lead to increased vacancy rates and decreased rental income.
