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 55 m², energy rating C. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes electric shutters and double-glazed windows for enhanced energy efficiency and noise reduction, along with a fully equipped kitchen with modern appliances.
The valuation. The asking price of €274,700 sits significantly above the fair value of €140,327, representing an overpricing of €134,373 (48.9%). This property is not a deal, as it is priced well beyond its justified worth.
Fair value modelled at €140,327 from the area baseline, adjusted for condition and location. Asking €274,700 sits €134,373 (48.9%) above — overpriced versus fair value.
Asking €274,700 versus the Águas Livres, Amadora, Lisbon area baseline of €122,155 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €122,155 + condition +€6,445 + location +€11,727 = modelled fair value of €140,327 (€2,551/m²), a €134,373 (48.9%) gap versus the €274,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 4b9240 | Subject | €274,700 | €4,995 | — | 78 | 74 |
| rua Mateus Vicente de Oliveira, 46 | Active | €267,000 | €5,681 | 13.7% | 85 | 76 |
| rua Actriz Maria Matos, 15 | Active | €395,000 | €6,583 | 31.8% | 85 | 76 |
| Benfica · ba3a0a | Active | €395,000 | €7,054 | 41.2% | 75 | 82 |
| rua Actriz Maria Matos | Active | €395,000 | €7,182 | 43.8% | 80 | 73 |
| Median comp | €395,000 | €6,819 | 36.5% | 83 | 76 |
Long-term rental The 2-bed apartment in Águas Livres is currently overpriced at €274,700 compared to a fair value of €140,327, creating a significant 48.9% gap. With a gross yield of only 3.6%, the investment lacks the potential for substantial long-term returns, making it an unfavorable choice for this strategy. Family rental Given its suburban location and overall rating of 74/100 for the neighborhood, this property may appeal to families looking for space. However, the 48.9% overpricing relative to fair market value limits its attractiveness as a viable family rental option. Buy-and-hold Though the apartment shows decent condition and a respectable neighborhood rating, its current listing price exceeds fair market value by 48.9%. This overpricing compromises the long-term value appreciation expected from a buy-and-hold strategy, suggesting it's not a prudent investment at this time.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates and associated costs.
