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 51 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. This apartment features electric shutters and newly installed double-glazed windows, enhancing both energy efficiency and sound insulation, perfect for a peaceful urban living experience.
The valuation. The asking price of €274,700 is significantly above the fair value of €127,228, with a variance of €147,472 (53.7%). This property is considered overpriced based on the current market analysis. Buy-to-flip angle. The resale strategy would focus on improvements to elevate the property's appeal, potentially increasing its value for a quick flip in the robust suburban Lisbon market. Buy-to-let angle. With an estimated rental income of €824 per month, the gross yield stands at 3.6%, making it a viable option for long-term family rentals in this mixed neighbourhood.
Fair value modelled at €127,228 from the area baseline, adjusted for condition and location. Asking €274,700 sits €147,472 (53.7%) above — overpriced versus fair value.
Asking €274,700 versus the Águas Livres, Amadora, Lisbon area baseline of €177,276 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 80 · Materials 79 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €177,276 + condition +€2,630 + location +€11,327 = modelled fair value of €127,228 (€2,495/m²), a €147,472 (53.7%) gap versus the €274,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 00196a | Subject | €274,700 | €5,386 | — | 80 | 75 |
| Mina de Água · 956fd0 | Active | €300,000 | €4,478 | 16.9% | 72 | 70 |
| Benfica · 957035 | Active | €375,000 | €6,818 | 26.6% | 74 | 73 |
| Mina de Água · 65a5d3 | Active | €319,000 | €4,908 | 8.9% | 80 | 76 |
| rua Trindade Coelho | Active | €274,700 | €4,819 | 10.5% | 78 | 75 |
| Median comp | €309,500 | €4,864 | 9.7% | 76 | 74 |
Long-term rental The 2-bed apartment in Águas Livres, priced at €274,700, is in a suburban area of Lisbon with a current fair value of €127,228, indicating it is overpriced by 53.7%. With a gross yield of only 3.6%, the investment does not offer a compelling return over the long term compared to its market valuation. Family rental Targeting families in Águas Livres may not yield the expected benefits given that the property is overpriced at €274,700, in contrast to a fair value of €127,228. The neighborhood's average scores for education and safety may attract families, but the financial metrics suggest an unfavorable investment. Buy-and-hold Investing in this apartment as a buy-and-hold strategy appears unwise, as it is currently listed at €274,700 which is significantly above its fair value of €127,228. The projected gross yield of 3.6% does not justify the high purchase price, limiting potential appreciation over time. Not ideal for short-term vacation rental Given the current pricing at €274,700, which exceeds the fair value, the property is not well-suited for short-term vacation rentals that typically demand higher returns. The competition in the market with better value properties could render this investment less appealing. Not ideal for student housing Although located in a suburban area with good schools, the apartment's listing price of €274,700 against a fair value of €127,228 suggests it is overpriced for student housing. The expected returns in an area like this may not meet the financial thresholds needed for successful student accommodation.
Economic Downturn Risk A sudden economic downturn could adversely impact the property, given the economic stability score of 85/100, which, while strong, indicates vulnerability to market fluctuations.
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