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.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
