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 43 m², built in 1969, energy rating D. Located on rua Trindade Coelho, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Feature: The apartment includes high-security armored doors and newly installed double-glazed windows with electric shutters, ensuring safety and energy efficiency. Additional Context: Excellent natural light complements modern living spaces.
The valuation. The asking price of €274,700 is significantly above the fair value of €111,192, representing a discrepancy of €163,508 (59.5%). This clearly indicates that the property is overpriced.
Fair value modelled at €111,192 from the area baseline, adjusted for condition and location. Asking €274,700 sits €163,508 (59.5%) above — overpriced versus fair value.
Asking €274,700 versus the rua Trindade Coelho area baseline of €149,468 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 85 · Materials 80 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Trindade Coelho
Area baseline €149,468 + condition +€5,375 + location +€10,314 = modelled fair value of €111,192 (€2,586/m²), a €163,508 (59.5%) gap versus the €274,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Trindade Coelho | Subject | €274,700 | €6,388 | — | 85 | 77 |
| Águas Livres · 38959b | Active | €274,700 | €5,386 | 15.7% | 80 | 81 |
| calçada do Tojal, 33 | Active | €384,900 | €5,064 | 20.7% | 80 | 75 |
| Benfica · 0dd02e | Active | €530,000 | €6,625 | 3.7% | 80 | 75 |
| Águas Livres · 99f502 | Active | €274,700 | €5,386 | 15.7% | 80 | 80 |
| Median comp | €329,800 | €5,386 | 15.7% | 80 | 78 |
Long-term rental The 2-bed apartment in Águas Livres, priced at €274,700, presents a significant gap of 59.5% from its fair value of €111,192, indicating that it is overpriced for a long-term rental strategy. With a gross yield of only 3.7%, the rental income does not justify the high entry price, making it an unappealing investment option. Family rental Given the pricing of €274,700, which is 59.5% above the fair value of €111,192, this property is overpriced for a family rental strategy. Although the neighbourhood has decent ratings, the low yield of 3.7% signifies that families might seek more value elsewhere in the market. Buy-and-hold The current listing of €274,700 compared to the fair value of €111,192 indicates that the property is overpriced for a buy-and-hold strategy. While the condition and neighbourhood ratings appear acceptable, the inflated price undermines long-term appreciation potential and cash flow viability.
Tenant turnover risk With a tenant stability score of 70/100, there is a higher likelihood of tenant turnover, which may lead to increased vacancy rates and reduced rental income.
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