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 new window frames with double glazing for exceptional thermal insulation and LED recessed lighting throughout for modern ambiance.
The valuation. The asking price of €274,700 exceeds the fair value of €168,742 by €105,958, marking a 38.6% overvaluation. This indicates that the property is priced above its intrinsic worth and may deter potential buyers seeking value.
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 €113,271 (€2,221/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. Full condition report →
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. Full location report →
Águas Livres, Amadora, Lisbon
Area baseline €113,271 + 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.
Long-term rental The property is overpriced by 38.6% relative to its fair value, which diminishes its attractiveness as a long-term rental investment. Given the low yield of 3.6%, expected rental income may not justify the elevated purchase price. Family rental With a gross yield of 3.6% and a fair value significantly lower than the listing price, this property does not represent a sound investment for families looking for rental opportunities. The condition rating of 78/100 and neighbourhood rating of 75/100 do provide decent living standards, but the price disparity raises concerns. Buy-and-hold As a buy-and-hold investment, the property appears to be overpriced by 38.6%, making it challenging to see a substantial return in the long run. The modest yield of 3.6% coupled with a fair value of €168,742 indicates that potential appreciation may not outweigh the current purchase cost.
Potential Tenant Turnover Risk A tenant stability score of 75/100 suggests a higher likelihood of tenant turnover, which could impact rental income and occupancy rates negatively.
