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, 2-bathroom apartment of 109 m², built in 2009, energy rating B. Located on rua Espregueira Mendes, Águas Livres parish, Amadora municipality, Lisbon district. This apartment features dual balconies with garden views, enhancing outdoor accessibility and natural light, while its well-planned layout optimizes space for comfortable living.
The valuation. The asking price of €485,000 exceeds the fair value of €367,896 by €117,104, or 24.1%, indicating the property is overpriced. Buyers should approach with caution, as the price does not align with market fundamentals.
Fair value modelled at €278,848 from the area baseline, adjusted for condition and location. Asking €485,000 sits €206,152 (42.5%) above — overpriced versus fair value.
Asking €485,000 versus the rua Espregueira Mendes area baseline of €242,089 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 82 · Materials 80 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx. Full condition report →
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline. Full location report →
rua Espregueira Mendes
Area baseline €242,089 + condition +€11,581 + location +€25,177 = modelled fair value of €278,848 (€2,558/m²), a €206,152 (42.5%) gap versus the €485,000 asking price.
Long-term rental This property is overpriced by 24.1%, with a fair value of €367,896 compared to the listing price of €485,000. The gross yield of 3% suggests that investing here may not provide sufficient returns to justify the current market price. Buy-and-hold Although the area offers stable demand due to its proximity to Lisbon's job market, the asking price exceeds fair value, indicating a potential misalignment with long-term appreciation expectations. Investors should consider the 3% yield and the overpriced status before committing to this strategy. Family rental Despite the decent condition rating of 82/100 and a neighborhood score of 76/100, the property remains overpriced at €485,000. This strategy may not yield favorable returns given the significant gap between the listing price and its fair value.
Tenant turnover risk The tenant stability score of 70/100 indicates that there may be a higher likelihood of tenant turnover, potentially impacting cash flow and occupancy rates negatively.
