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 84 m², energy rating D. Located on rua Doutor Quirino Rosa, 20, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment features a high-security armored door, ensuring enhanced safety for residents and peace of mind in a bustling urban environment. Local Amenities: Positioned near Reboleira station, it offers seamless connectivity to Lisbon while being surrounded by essential services and local commerce.
The valuation. The asking price of €295,000 is significantly higher than the fair value of €212,570, indicating an overpriced property by €82,430 (27.9%). This disparity raises concerns for potential investors looking for value.
Fair value modelled at €212,570 from the area baseline, adjusted for condition and location. Asking €295,000 sits €82,430 (27.9%) above — overpriced versus fair value.
Asking €295,000 versus the rua Doutor Quirino Rosa, 20 area baseline of €291,984 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 76 · Materials 82 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor Quirino Rosa, 20
Area baseline €291,984 + condition +€7,350 + location +€18,656 = modelled fair value of €212,570 (€2,531/m²), a €82,430 (27.9%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Quirino Rosa, 20 | Subject | €295,000 | €3,512 | — | 76 | 75 |
| rua General João de Almeida | Active | €299,000 | €4,600 | 31.0% | 85 | 81 |
| rua Cesário Verde, 3 | Active | €360,000 | €5,902 | 68.0% | 84 | 71 |
| Venteira · 6d55cf | Active | €249,900 | €3,048 | 13.2% | 80 | 72 |
| Venteira · f366f8 | Active | €325,000 | €4,221 | 20.2% | 85 | 73 |
| Median comp | €312,000 | €4,411 | 25.6% | 85 | 73 |
Long-term rental The 2-bed apartment in Águas Livres, priced at €295,000, presents a significant gap of 27.9% from its fair value of €212,570, indicating that it is overpriced. With a gross yield of 4.1%, the investment may not deliver the expected returns for long-term rental strategies. Family rental Targeting families may be challenging with this 2-bed apartment, given that the asking price of €295,000 exceeds its fair value by 27.9%. The combination of an adequate condition rating and a decent neighborhood score cannot compensate for the high entry price, making family rentals less attractive in this scenario. Buy-and-hold The buy-and-hold strategy faces obstacles due to the apartment's overpriced listing at €295,000, which is 27.9% above its fair value of €212,570. Although the property is in a reasonably safe neighborhood, the lower gross yield of 4.1% suggests limited investment viability over the long term.
Tenant turnover risk With a tenant stability score of 70/100, there may be a higher likelihood of vacancies or turnover, which can impact cash flow and increase costs associated with finding new tenants.
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