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. Noteworthy Features: The apartment's high ground floor position ensures abundant natural light and privacy while being located just a few steps from local amenities and public transport options.
The valuation. The asking price of €274,700 sits 51.5% above the fair value of €133,134, indicating that the property is overpriced. It does not represent a viable investment at this price point. Buy-to-flip angle. A buy-to-flip strategy would require significant renovations to justify any potential resale value above market trends, as the current asking price does not align with achievable profits. Buy-to-let angle. With an estimated gross yield of 4.6%, generating approximately €1,053 per month, the buy-to-let strategy could deliver steady income but may not compensate for the initial overvaluation.
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 €177,276 (€3,476/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.
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.
Águas Livres, Amadora, Lisbon
Area baseline €177,276 + 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.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 38959b | Subject | €274,700 | €5,386 | — | 80 | 81 |
| calçada do Tojal, 33 | Active | €384,900 | €5,064 | 6.0% | 80 | 75 |
| rua Trindade Coelho | Active | €274,700 | €6,388 | 18.6% | 85 | 77 |
| Benfica · 0dd02e | Active | €530,000 | €6,625 | 23.0% | 80 | 75 |
| Águas Livres · d7a3ba | Active | €264,700 | €5,190 | 3.6% | 78 | 78 |
| Median comp | €329,800 | €5,789 | 7.5% | 80 | 76 |
Long-term rental The 2-bed apartment in Águas Livres is priced at €274,700, which exceeds its fair value of €133,134 by 51.5%, indicating it is overpriced. With a gross yield of only 4.6%, this property lacks the financial attractiveness needed for a sustainable long-term rental investment. Buy-and-hold Given that the apartment's current price significantly surpasses its fair value, it is not positioned as a suitable buy-and-hold investment. The current market condition does not support the price point, making this an unfavorable option for capital appreciation over time. Luxury market Even within the luxury market context, the apartment’s listing price of €274,700 and the identified fair value gap reveal that it is overpriced. Buyers seeking value in high-end properties will likely overlook this option due to the substantial discrepancy in pricing compared to local market standards.
Tenant turnover risk: With a tenant stability score of 75/100, there is a notable risk of higher tenant turnover, which can lead to increased vacancy rates and potential revenue loss.
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