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 52 m², built in 1970, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Feature: The apartment benefits from a ground floor location with south-facing solar orientation, ensuring optimal natural light throughout the day and easy accessibility for all residents.
The valuation. The asking price of €274,700 significantly exceeds the fair value of €131,921, with a difference of €142,779, representing a 52.0% markup. This property is considered overpriced.
Fair value modelled at €131,921 from the area baseline, adjusted for condition and location. Asking €274,700 sits €142,779 (52.0%) above — overpriced versus fair value.
Asking €274,700 versus the Águas Livres, Amadora, Lisbon area baseline of €180,752 (€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 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €180,752 + condition +€3,494 + location +€12,935 = modelled fair value of €131,921 (€2,537/m²), a €142,779 (52.0%) gap versus the €274,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 38bc45 | Subject | €274,700 | €5,283 | — | 75 | 78 |
| rua Trindade Coelho | Active | €274,700 | €4,819 | 8.8% | 78 | 75 |
| largo Conde Ottolini, 13 | Active | €390,000 | €5,200 | 1.6% | 78 | 80 |
| Águas Livres · d7a3bd | Active | €264,700 | €5,190 | 1.8% | 78 | 74 |
| Águas Livres · d7a3ba | Active | €264,700 | €5,190 | 1.8% | 78 | 78 |
| Median comp | €269,700 | €5,190 | 1.8% | 78 | 77 |
Long-term rental With a gross yield of 4.7%, the 2-bed apartment in Águas Livres may seem like a viable long-term rental investment; however, it is distinctly overpriced at €274,700 compared to a fair value of €131,921, representing a concerning 52% gap. The overall condition score of 79/100 and neighborhood rating of 78/100 suggest moderate demand, but the significant price discrepancy undermines its attractiveness. Family rental While the amenities and suburban environment might attract families looking for residential stability, the property’s current asking price of €274,700 is notably above its fair value of €131,921, indicating it is overpriced. The relatively decent yield of 4.7% is outweighed by the excessive initial investment required, limiting the potential for strong cash flow in this segment. Buy-and-hold The buy-and-hold strategy for this 2-bed apartment is challenged by its substantial price tag of €274,700, which is 52% above the fair value of €131,921; this signals a concerning upside potential. Although the property boasts a 4.7% yield, the overpricing diminishes long-term appreciation prospects, making it a less compelling investment. Not ideal for short-term vacation rental or student housing Given the substantial gap from fair value, pursuing a short-term vacation rental or student housing strategy would be ill-advised; the property is categorized as overpriced at €274,700. Additionally, the market dynamics and property condition may not support the higher turnover rates typically demanded in these segments.
Market Vulnerability The property may face economic downturn risks given a relatively high economic stability score of 85/100 alongside a moderate tenant stability score of 75/100, indicating potential fluctuations in rental demand and income stability.
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