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 105 m², built in 1985, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts both a balcony and terrace, providing valuable outdoor space in an urban environment, ideal for relaxation and entertainment.
The valuation. The asking price of €360,000 is significantly above the fair value of €254,126, marking an overpricing of €105,874 (29.4%). This discrepancy suggests the property is not a suitable investment opportunity.
Fair value modelled at €254,126 from the area baseline, adjusted for condition and location. Asking €360,000 sits €105,874 (29.4%) above — overpriced versus fair value.
Asking €360,000 versus the Águas Livres, Amadora, Lisbon area baseline of €364,980 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 71). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €364,980 + condition -€4,266 + location +€25,186 = modelled fair value of €254,126 (€2,420/m²), a €105,874 (29.4%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 4b919c | Subject | €360,000 | €3,429 | — | 70 | 77 |
| estrada do Zambujal, 76C | Active | €360,000 | €4,138 | 20.7% | 70 | 75 |
| parque Central | Active | €378,000 | €3,436 | 0.2% | 73 | 81 |
| São Domingos de Benfica · ba599c | Active | €670,000 | €5,583 | 62.8% | 65 | 80 |
| Alfragide · 99f395 | Active | €395,000 | €3,292 | 4.0% | 65 | 76 |
| Median comp | €386,500 | €3,787 | 10.5% | 68 | 78 |
Long-term rental The property in Águas Livres is overpriced at €360,000 compared to a fair value of €254,126, leading to a significant gap of 29.4%. With a gross yield of only 4% and a condition rating of 72/100, this investment may not deliver the expected returns in the long run. Family rental Given its 72/100 condition and moderate neighbourhood rating of 77/100, the property may attract families looking for stability near Lisbon. However, at €360,000, it remains overpriced, which could limit its appeal and affordability in a competitive market. Buy-and-hold Investing in this property as a buy-and-hold strategy presents challenges due to its fair value being significantly lower than the listing price. With a current price tag of €360,000, it is overpriced, potentially compromising the long-term capital appreciation and rental income prospects in a steadily developing area.
Tenant turnover risk High tenant turnover may result from the tenant stability score of 70/100, leading to potential prolonged vacancy periods and increased costs for finding new tenants.
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