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, built in 1969, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. This apartment features double-glazed windows and electric shutters, ensuring energy efficiency and noise reduction, complemented by a modern open space layout ideal for entertaining.
The valuation. The asking price of €274,700 is significantly above the fair value of €175,554, representing an excess of €99,146 (36.1%). This property is overpriced, making it a less attractive investment option.
Fair value modelled at €133,134 from the area baseline, adjusted for condition and location. Asking €274,700 sits €141,566 (51.5%) 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 82/100 (Condition 80 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx. Full condition report →
Neighbourhood score 81/100 (Housing Market 80 · Amenities 85 · Economic 90 · 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 +€5,817 + location +€14,046 = modelled fair value of €133,134 (€2,610/m²), a €141,566 (51.5%) gap versus the €274,700 asking price.
Long-term rental The 2-bed apartment in Águas Livres is currently overpriced by 36.1% compared to its fair value, which diminishes its potential as a long-term rental investment. With a yield of only 4.6% gross, investors may find more attractive opportunities in the market. Buy-and-hold This property is not a viable buy-and-hold investment due to its significant overpricing relative to its fair value of €175,554. The modest yield and high price suggest that future appreciation may not compensate for the initial investment cost. Luxury market Positioned within an attractive neighborhood, this apartment is overpriced and may struggle to pull buyers looking for luxury properties at fair market rates. The current valuation does not align with the expectations of high-end investors seeking value and return on investment.
Tenant turnover risk: With a tenant stability score of 75/100, there is a notable risk of increased tenant turnover, which could lead to potential vacancy periods and lost rental income.
