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 75 m², built in 1973, energy rating C. Located on rua Herculano de Carvalho, 70, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes a closed balcony solarium for enhanced natural light and offers unobstructed views, adding to its appeal as a tranquil living space.
The valuation. The asking price of €319,000 is significantly above the fair value of €194,372, making it overpriced by €124,628 (39.1%). This discrepancy suggests that potential buyers should exercise caution in pursuing this investment.
Fair value modelled at €194,372 from the area baseline, adjusted for condition and location. Asking €319,000 sits €124,628 (39.1%) above — overpriced versus fair value.
Asking €319,000 versus the rua Herculano de Carvalho, 70 area baseline of €253,125 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Herculano de Carvalho, 70
Area baseline €253,125 + condition +€9,141 + location +€18,656 = modelled fair value of €194,372 (€2,592/m²), a €124,628 (39.1%) gap versus the €319,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Herculano de Carvalho, 70 | Subject | €319,000 | €4,253 | — | 80 | 78 |
| Águas Livres · ba3abc | Active | €349,000 | €4,532 | 6.6% | 85 | 76 |
| avenida São Pedro, 7R | Active | €360,000 | €4,235 | 0.4% | 80 | 73 |
| Carnaxide e Queijas · 96c0fa | Active | €395,000 | €4,938 | 16.1% | 82 | 74 |
| praceta São Jorge da Mina | Active | €290,000 | €4,085 | 4.0% | 76 | 78 |
| Median comp | €354,500 | €4,384 | 3.1% | 81 | 75 |
Long-term rental Given the high valuation of €319,000 against a fair value of €194,372, this property appears overpriced, impacting the long-term rental yield potential of 3.4%. The suburban location may provide some economic benefits, but the cost of acquisition far exceeds reasonable expectations for sustainable rental income. Family rental This property, despite its decent condition score of 83/100, is overpriced at €319,000, which could limit its appeal as a family rental. Families may seek more affordable options within the Greater Lisbon area, as the gap between the listing price and fair value is significant at 39.1%. Buy-and-hold Investing in this property for a buy-and-hold strategy may not be advisable due to its overpriced status, with a market value that deviates significantly from its fair valuation. Although holding long-term could offer rental income, the current price diminishes the potential for capital appreciation and overall investment success.
Tenant turnover risk High tenant turnover could impact cash flow as reflected by the tenant stability score of 75/100, indicating potential challenges in retaining tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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