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.
3-bedroom, 2-bathroom apartment of 104 m², built in 1974, energy rating C. Located Águas Livres parish, Amadora municipality, Lisbon district. This apartment features an inviting balcony and two sunrooms, enhancing its living space and providing a bright atmosphere throughout the day.
The valuation. The asking price of €349,000 is significantly above the fair value of €244,778, representing an overpricing of €104,222 (29.9%). This indicates that investors may face challenges in realizing a profit based on the current market valuation.
Fair value modelled at €244,778 from the area baseline, adjusted for condition and location. Asking €349,000 sits €104,222 (29.9%) above — overpriced versus fair value.
Asking €349,000 versus the Águas Livres, Amadora, Lisbon area baseline of €361,504 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 65 · Materials 70 · Room dimensions 73). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 80 · Economic 75 · Tenant Quality 78). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €361,504 + condition -€13,000 + location +€26,794 = modelled fair value of €244,778 (€2,354/m²), a €104,222 (29.9%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 38c30b | Subject | €349,000 | €3,356 | — | 65 | 79 |
| Águas Livres · 6d5410 | Active | €370,000 | €3,558 | 6.0% | 70 | 73 |
| estrada Serra da Mira | Active | €389,000 | €3,536 | 5.4% | 70 | 81 |
| rua Oliveira Martins | Active | €350,000 | €3,153 | 6.0% | 60 | 78 |
| Pontinha e Famões · 90da1d | Active | €280,000 | €3,500 | 4.3% | — | 78 |
| Median comp | €360,000 | €3,518 | 4.8% | 70 | 78 |
Long-term rental The property is priced at €349,000, which is 29.9% above its fair value of €244,778, indicating it is an overpriced investment. With a gross yield of 4.1% and a neighborhood score of 79/100, the potential returns may not justify the elevated purchase price. Family rental Given the €349,000 listing price and a fair value of €244,778, this property appears overpriced by 29.9%. While the area has decent tenant quality, the inflated price may deter families from pursuing long-term leases. Buy-and-hold This 3-bed apartment is listed at €349,000, significantly above its fair value of €244,778, marking it as overpriced. The expected employment growth in the suburban area may support future value appreciation, but current pricing levels raise concerns about long-term investment feasibility.
Potential tenant turnover risk With a tenant stability score of 78/100, there is a moderate chance of tenant turnover, which could impact cash flow and occupancy rates over time.
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