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 65 m², built in 1970, energy rating C. Located Águas Livres parish, Amadora municipality, Lisbon district. This apartment features a private balcony that enhances outdoor leisure opportunities and offers customization potential, significantly appealing to both investors and first-time buyers.
The valuation. The asking price of €280,000 is significantly above the fair value of €152,479, marking a difference of €127,521 or 45.5%. This property is therefore considered overpriced.
Fair value modelled at €152,479 from the area baseline, adjusted for condition and location. Asking €280,000 sits €127,521 (45.5%) above — overpriced versus fair value.
Asking €280,000 versus the Águas Livres, Amadora, Lisbon area baseline of €225,940 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 68 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 75 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €225,940 + condition -€8,633 + location +€16,746 = modelled fair value of €152,479 (€2,346/m²), a €127,521 (45.5%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 937649 | Subject | €280,000 | €4,308 | — | 68 | 79 |
| praça de Angola, 42 | Active | €275,000 | €4,508 | 4.7% | 70 | 75 |
| praça de Espanha | Active | €475,000 | €5,938 | 37.8% | 67 | 79 |
| Águas Livres · ba5b09 | Active | €238,000 | €3,552 | 17.5% | 64 | 80 |
| Pontinha e Famões · 6fbbf1 | Active | €289,000 | €4,188 | 2.8% | 71 | 69 |
| Median comp | €282,000 | €4,348 | 0.9% | 69 | 77 |
Long-term rental Despite the apartment being situated in a location with good access to urban amenities and low crime rates, its current listing price of €280,000 significantly exceeds the calculated fair value of €152,479, indicating it is overpriced. At a gross yield of 3.8%, the investment may not generate sufficient returns to justify the high purchase price. Family rental While the neighborhood scores a respectable 79/100, indicating general suitability for family tenants, the apartment's valuation at €280,000 is misaligned with its fair value of €152,479, thus rendering it overpriced. Families looking for long-term housing may be discouraged by the high rent-to-value ratio, limiting demand. Buy-and-hold Holding this property for long-term appreciation does not appear to be a strong strategy, as it is listed at €280,000 which is significantly above the fair value of €152,479, marking it clearly as overpriced. Given its 3.8% gross yield, the potential for value appreciation over time is compromised by the initial overvaluation of the asset.
Tenant turnover risk: With a tenant stability score of 75/100, there is a potential risk of higher tenant turnover, which may lead to increased vacancy rates and associated costs in maintaining cash flow.
