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 50 m² on the 6th floor, built in 1974, energy rating E. Located on rua José Gomes Ferreira, 16, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment's complete renovation includes a modern kitchen with high-end appliances, and its prime location offers easy access to public transportation and a variety of neighborhood amenities.
The valuation. The asking price of €259,000 sits significantly above fair value of €124,963, marking an overpricing of €134,037 (51.8%). This indicates that the property is overpriced compared to its actual market value.
Fair value modelled at €124,963 from the area baseline, adjusted for condition and location. Asking €259,000 sits €134,037 (51.8%) above — overpriced versus fair value.
Asking €259,000 versus the rua José Gomes Ferreira, 16 area baseline of €173,800 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua José Gomes Ferreira, 16
Area baseline €173,800 + condition +€4,141 + location +€9,772 = modelled fair value of €124,963 (€2,499/m²), a €134,037 (51.8%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Gomes Ferreira, 16 | Subject | €259,000 | €5,180 | — | 78 | 72 |
| Benfica · 0325aa | Active | €429,900 | €7,677 | 48.2% | 77 | 77 |
| Queluz e Belas · cfdfe9 | Active | €267,000 | €4,450 | 14.1% | 82 | 73 |
| Queluz e Belas · ba3d9b | Active | €267,000 | €4,855 | 6.3% | 80 | 76 |
| rua Mateus Vicente de Oliveira | Active | €267,000 | €5,681 | 9.7% | 80 | 71 |
| Median comp | €267,000 | €5,268 | 1.7% | 80 | 75 |
Long-term rental This property’s high listing price of €259,000 represents a 51.8% gap compared to its fair value of €124,963, indicating it is overpriced for long-term rental investments. With a gross yield of only 4.3%, the potential return does not justify the elevated entry cost in an increasingly competitive rental market. Family rental The €259,000 asking price for this two-bedroom apartment is significantly above its fair value of €124,963, reflecting a 51.8% overpricing that diminishes its appeal for family rentals. Given the neighborhood's average rating of 72/100, there are better value options available that would provide families with affordable housing. Buy-and-hold The buy-and-hold strategy for this apartment is undermined by its overpriced listing of €259,000, which exceeds the fair value of €124,963 by 51.8%. The current gross yield of 4.3% coupled with the property’s financial misalignment suggests looking elsewhere for long-term wealth accumulation opportunities.
Tenant turnover risk There is a potential risk of increased tenant turnover due to a tenant stability score of 70/100, which may lead to higher vacancy rates and associated costs.
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