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 95 m² on the 1st floor, built in 1985, energy rating D. Located on avenida Gorgel do Amaral, 11, Águas Livres parish, Amadora municipality, Lisbon district. This apartment features closed balconies in all rooms, enhancing both aesthetic appeal and energy efficiency while ensuring ample natural light throughout the space.
The valuation. The asking price of €289,000 exceeds the fair value of €219,783 by €69,217, representing a 24.0% overpricing. This property does not represent a good financial opportunity based on its current market valuation.
Fair value modelled at €219,783 from the area baseline, adjusted for condition and location. Asking €289,000 sits €69,217 (24.0%) above — overpriced versus fair value.
Asking €289,000 versus the avenida Gorgel do Amaral, 11 area baseline of €210,995 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 67 · Materials 69 · Room dimensions 62). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 89 · Amenities 75 · Economic 82 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Gorgel do Amaral, 11
Area baseline €210,995 + condition -€14,844 + location +€23,631 = modelled fair value of €219,783 (€2,314/m²), a €69,217 (24.0%) gap versus the €289,000 asking price.
Long-term rental The property appears to be overpriced at €289,000, especially when the fair value is only €219,783, suggesting a 24.0% premium that doesn't align with its 4.2% gross yield. Given the average condition rating of 65/100, this investment may not provide immediate financial benefit in a competitive rental market. Buy-and-hold Although the Greater Lisbon area offers strong housing demand, acquiring this property at €289,000, which is significantly above the fair value, would yield considerable financial pressure over time. The appreciable tenant quality in the neighbourhood does not justify the purchase price, making it a suboptimal choice for long-term appreciation. Family rental Investing in a family rental strategy with this property is challenged by its overpriced status, as €289,000 exceeds the fair value by 24.0%. With a neighbourhood score of 78/100, while offering decent amenities, paying such a premium limits potential returns for family-oriented tenants seeking value. Not ideal for Short-term vacation rental and Luxury market segments are not suitable for this property due to its overvaluation and moderate condition, which would not attract premium pricing. Investors should be cautious, as positioning in these markets requires strong demand and competitive pricing.
Tenant turnover risk The tenant stability score of 75/100 suggests a moderate likelihood of tenant turnover, which could result in periodic loss of rental income and increased vacancy costs.
