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 52 m², built in 1970, energy rating D. Located on rua Trindade Coelho, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This ground floor apartment includes electric shutters for enhanced light control and thermal efficiency, as well as a private closet in one of the bedrooms for added convenience.
The valuation. The asking price of €274,700 is significantly above the fair value of €131,271, representing an excess of €143,429, or 52.2%. This property is considered overpriced based on current market conditions.
Fair value modelled at €131,271 from the area baseline, adjusted for condition and location. Asking €274,700 sits €143,429 (52.2%) above — overpriced versus fair value.
Asking €274,700 versus the rua Trindade Coelho area baseline of €180,752 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 75 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 80 · Economic 90 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Trindade Coelho
Area baseline €180,752 + condition +€2,844 + location +€12,935 = modelled fair value of €131,271 (€2,524/m²), a €143,429 (52.2%) gap versus the €274,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Trindade Coelho | Subject | €274,700 | €5,283 | — | 80 | 78 |
| São Domingos de Benfica · 38c729 | Active | €355,000 | €5,547 | 5.0% | 75 | 75 |
| estrada da Luz | Active | €450,000 | €6,250 | 18.3% | 75 | 76 |
| estrada de Benfica | Active | €480,000 | €6,486 | 22.8% | 75 | 77 |
| Benfica · 82c882 | Active | €430,000 | €6,825 | 29.2% | 75 | 74 |
| Median comp | €440,000 | €6,368 | 20.5% | 75 | 76 |
Long-term rental This 2-bed apartment in Águas Livres offers a gross yield of 4.5%, which is below the expected returns for investments in the region. However, with a fair value of €131,271 compared to the listing price of €274,700, this property is overpriced and does not present an attractive long-term rental opportunity. Buy-and-hold Holding this apartment for the long term may not yield the desired capital appreciation, given that it is currently priced at a 52.2% premium over its fair value of €131,271. The mix of a solid condition rating of 79 and a decent neighborhood rating of 78 does not compensate for the excessive price, making it a less favorable buy-and-hold option. Family rental While the apartment's condition and neighborhood suggest potential as a family rental, the price of €274,700 significantly exceeds its fair value. This overpricing limits the attractiveness for families seeking affordable yet quality housing options, placing it out of reach for many potential renters. Not ideal for: Luxury market, Student housing, Short-term vacation rental.
Tenant turnover risk With a tenant stability score of 60/100, there is a significant risk of increased tenant turnover, leading to potential vacancy losses and additional costs associated with finding new tenants.
