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 1969, energy rating D. Located on rua Trindade Coelho, 5, Águas Livres parish, Amadora municipality, Lisbon district. Noteable Features: This apartment features high-quality vinyl flooring that enhances both elegance and durability while providing excellent thermal and acoustic insulation.
The valuation. The asking price of €274,700 sits €145,298 above fair value, representing a 52.9% markup. This property is undeniably overpriced, which may reduce potential investor interest.
Fair value modelled at €129,402 from the area baseline, adjusted for condition and location. Asking €274,700 sits €145,298 (52.9%) above — overpriced versus fair value.
Asking €274,700 versus the rua Trindade Coelho, 5 area baseline of €115,492 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 78 · Materials 80 · Room dimensions 72). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Trindade Coelho, 5
Area baseline €115,492 + condition +€975 + location +€12,935 = modelled fair value of €129,402 (€2,489/m²), a €145,298 (52.9%) gap versus the €274,700 asking price.
Long-term rental The gross yield of 4.6% suggests limited returns relative to the property’s listing price, indicating that the investment may not generate sufficient cash flow in a long-term rental context. Additionally, with a fair value gap of 52.9%, the property is overpriced, making it a less attractive option for sustainable rental income. Buy-and-hold Despite the potential for equity growth in a developing area like Águas Livres, the significant disparity between the listing price and fair value means that this asset is currently overpriced. Investors may find that holding a property at this price point could lead to suboptimal capital appreciation, further complicating a successful buy-and-hold strategy. Family rental While the apartment’s condition and neighborhood ratings appear reasonable, the property’s current price level suggests it is overpriced for family rental purposes. Families seeking value for money may turn to other options, limiting the appeal of this property in the family rental market.
Tenant turnover risk Given the tenant stability score of 70/100, there is a notable risk of increased tenant turnover, potentially affecting rental income consistency.
