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. This modern apartment features double glazing for enhanced insulation and energy efficiency, along with LED recessed lighting that adds a contemporary touch throughout the living space.
The valuation. The asking price of €274,700 is substantially above the fair value of €129,653, sitting at €145,047 (52.8%) over. Verdict: overpriced.
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 €177,276 (€3,476/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.
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.
Águas Livres, Amadora, Lisbon
Area baseline €177,276 + 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.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 38b413 | Subject | €274,700 | €5,386 | — | 75 | 80 |
| rua Trindade Coelho | Active | €274,700 | €4,819 | 10.5% | 78 | 75 |
| largo Conde Ottolini, 13 | Active | €390,000 | €5,200 | 3.5% | 78 | 80 |
| Águas Livres · d7a3bd | Active | €264,700 | €5,190 | 3.6% | 78 | 74 |
| Median comp | €274,700 | €5,190 | 3.6% | 78 | 75 |
Long-term rental The property is significantly overpriced with a listing price of €274,700, compared to a fair value of €129,653, indicating a 52.8% gap. While the area offers urban advantages and decent tenant quality, the yield of 5% gross does not justify the investment at this price. Buy-and-hold Investing in this property for a buy-and-hold strategy is not advisable due to its high valuation, which surpasses the fair market value by 52.8%. Even though the neighborhood boasts good amenities and an adequate condition score of 79/100, the potential returns do not align with the initial investment cost. Family rental Although the property enjoys favorable neighborhood conditions and good market features, its listing at €274,700 makes it overpriced compared to the fair value of €129,653. Families seeking a rental may find it appealing, but the financials indicate this is not a strong investment choice at the current price point.
Tenant turnover risk: A tenant stability score of 75/100 indicates a potential for increased turnover, which could disrupt cash flow and incur additional costs for tenant placement and property management.
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