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 1970, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts PVC windows with double glazing and thermal blinds, enhancing energy efficiency and noise insulation for a tranquil living environment.
The valuation. The asking price of €274,700 sits significantly above the fair value of €171,921, representing an overpriced property by €102,779 (37.4%). Buy-to-flip angle. The resale strategy would require a focus on renovations to enhance appeal, aiming for a profit margin on resale. Buy-to-let angle. The rental income strategy projects a gross yield of 5%, generating an estimated €1,145 per month, making it viable for long-term family rental.
Fair value modelled at €129,653 from the area baseline, adjusted for condition and location. Asking €274,700 sits €145,047 (52.8%) 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 79/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx. Full condition report →
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · 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 +€2,789 + location +€13,593 = modelled fair value of €129,653 (€2,542/m²), a €145,047 (52.8%) gap versus the €274,700 asking price.
Long-term rental This property is currently overpriced at €274,700, significantly above its fair value of €171,921, representing a 37.4% gap. Although the gross yield of 5% seems appealing, the high purchase price diminishes the profitability potential for long-term rentals in this market. Buy-and-hold Investing in this apartment at the current listing price means acquiring an asset that is priced 37.4% over its fair value, which raises concerns about long-term appreciation. With a good neighborhood score of 80/100, while the location shows promise, the overvaluation could hinder the investment's future performance. Family rental As a family rental option, this apartment is fundamentally overpriced compared to its fair value of €171,921, with a notable gap of 37.4%. Despite its decent condition score of 79/100 and a suitable neighborhood, families may seek better value for their rental investment.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of increased turnover, which could lead to higher vacancy rates and associated costs for the property.
