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.
3-bedroom, 1-bathroom apartment of 105 m², built in 1957, energy rating D. Located on rua Dom João de Castro, 11, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts an unobstructed view of Lisbon, enhancing its appeal, alongside high-quality finishes and modern design for comfortable living. Condition Notes: The property is in excellent condition, featuring spacious rooms and abundant natural light.
The valuation. The asking price of €330,000 is significantly above the fair value of €270,972, resulting in an overpriced status of €59,028 (17.9%). This suggests a mismatch between the seller’s expectations and market conditions.
Fair value modelled at €270,972 from the area baseline, adjusted for condition and location. Asking €330,000 sits €59,028 (17.9%) above — overpriced versus fair value.
Asking €330,000 versus the rua Dom João de Castro, 11 area baseline of €364,980 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Dom João de Castro, 11
Area baseline €364,980 + condition +€11,648 + location +€26,119 = modelled fair value of €270,972 (€2,581/m²), a €59,028 (17.9%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom João de Castro, 11 | Subject | €330,000 | €3,143 | — | 80 | 78 |
| Águas Livres · 65a831 | Active | €270,000 | €4,091 | 30.2% | 75 | 76 |
| rua Cesário Verde, 3 | Active | €360,000 | €5,902 | 87.8% | 84 | 71 |
| Venteira · f366f8 | Active | €325,000 | €4,221 | 34.3% | 85 | 73 |
| rua Doutor Quirino Rosa, 20 | Active | €295,000 | €3,512 | 11.7% | 76 | 75 |
| Median comp | €310,000 | €4,156 | 32.2% | 80 | 74 |
Long-term rental The property at €330,000 is priced 17.9% above its fair value of €270,972, indicating that it is overpriced for long-term rental purposes. With a gross yield of only 4% and a neighborhood rating of 78/100, the potential returns do not justify the excessive purchase price. Buy-and-hold In its current state, this apartment's price of €330,000 suggests that it is overpriced compared to the fair value of €270,972, limiting its attractiveness for a buy-and-hold strategy. The 4% gross yield signifies that the expected long-term appreciation may not compensate for the initial financial outlay. Family rental The asking price of €330,000 is 17.9% above its fair value of €270,972, making the property overpriced for family rental investment. While the condition of 82/100 is appealing, the financial metrics do not support a prudent investment decision in this segment.
Economic downturn risk The economic stability score of 80 indicates a relatively strong economy, but the tenant stability score of 75 suggests potential vulnerabilities, exposing the property to risks associated with tenant turnover or lease defaults in economic downturns.
