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 Features: The apartment boasts a modern open space design with large windows that enhances the airy feel and provides abundant natural light throughout the day.
The valuation. The asking price of €274,700 is significantly above fair value, which is estimated at €174,711. This results in an overpriced status with a premium of €99,989 (36.4%).
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 €115,492 (€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 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx. Full condition report →
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. Full location report →
Águas Livres, Amadora, Lisbon
Area baseline €115,492 + 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.
Long-term rental The 2-bed apartment in Águas Livres is overpriced at €274,700, significantly exceeding its fair value of €174,711, resulting in a 36.4% gap. With a gross yield of 4.7%, potential investors may find it challenging to justify the current asking price in a suburban market. Family rental Strategically, this apartment's pricing suggests it may not be suitable for family rental purposes, as it is overpriced compared to the estimated fair value. Families seeking reasonable accommodations in the Greater Lisbon area may turn to competing options that offer better value. Buy-and-hold Investors considering a buy-and-hold strategy should be cautious, as this property is overpriced with a significant discrepancy against its fair value. The current market dynamics suggest that potential appreciation may not compensate for the initial overinvestment at the asking price.
Economic Sensitivity The relatively high economic stability score of 85 suggests resilience, but a lower tenant stability score of 75 may indicate potential fluctuations in rental income during economic downturns.
