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 57 m², energy rating D. Located on rua Trindade Coelho, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes a modern open-plan layout that seamlessly merges the kitchen and living area, enhancing both functionality and social interaction in a bright environment.
The valuation. The asking price of €274,700 is significantly above the fair value of €143,888, resulting in an excess of €130,812, or 47.6%. Verdict: overpriced.
Fair value modelled at €143,888 from the area baseline, adjusted for condition and location. Asking €274,700 sits €130,812 (47.6%) above — overpriced versus fair value.
Asking €274,700 versus the rua Trindade Coelho area baseline of €198,132 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Trindade Coelho
Area baseline €198,132 + condition +€4,631 + location +€12,660 = modelled fair value of €143,888 (€2,524/m²), a €130,812 (47.6%) gap versus the €274,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Trindade Coelho | Subject | €274,700 | €4,819 | — | 78 | 75 |
| largo Conde Ottolini, 13 | Active | €390,000 | €5,200 | 7.9% | 78 | 80 |
| Águas Livres · d7a3bd | Active | €264,700 | €5,190 | 7.7% | 78 | 74 |
| Águas Livres · 38bc45 | Active | €274,700 | €5,283 | 9.6% | 75 | 78 |
| Águas Livres · 99f502 | Active | €274,700 | €5,386 | 11.8% | 80 | 80 |
| Median comp | €274,700 | €5,242 | 8.8% | 78 | 79 |
Long-term rental Investing in this property for long-term rental is not advisable, as it is currently overpriced by 47.6% compared to its fair value. The gross yield of 4.1% does not compensate for the initial inflated cost, limiting future returns. Buy-and-hold The buy-and-hold strategy may not be effective with this apartment, given it is overpriced, diverging significantly from its fair value of €143,888. Such a high entry point diminishes the potential for long-term appreciation and liquidity. Family rental While the apartment is situated in a family-friendly neighborhood with decent amenities, its current price inflation of 47.6% against fair value makes it an unsuitable choice for family rental investments. The yield of 4.1% is unlikely to attract cost-sensitive families looking for affordability in suburban Lisbon.
Economic downturn risk The property has a relatively high economic stability score of 80/100, but the tenant stability score of 75/100 indicates a potential risk of tenant turnover during economic fluctuations, which could impact rental income.
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