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, 2-bathroom apartment of 78 m², built in 1970, energy rating C. Located on rua General João de Almeida, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment offers a blend of modern aesthetics with a spacious living room/kitchen area of 25m², ideal for entertaining guests and daily living. Location Benefits: Situated near Damaia train station and local amenities, enhancing convenience for residents.
The valuation. The asking price of €295,000 is significantly above the fair value of €199,619, presenting a premium of €95,381 (32.3%). This property is clearly overpriced in the current market landscape.
Fair value modelled at €199,619 from the area baseline, adjusted for condition and location. Asking €295,000 sits €95,381 (32.3%) above — overpriced versus fair value.
Asking €295,000 versus the rua General João de Almeida area baseline of €263,250 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua General João de Almeida
Area baseline €263,250 + condition +€9,750 + location +€16,631 = modelled fair value of €199,619 (€2,559/m²), a €95,381 (32.3%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua General João de Almeida | Subject | €295,000 | €3,782 | — | 80 | 74 |
| Carnaxide e Queijas · 96c0fa | Active | €395,000 | €4,938 | 30.6% | 82 | 74 |
| praceta São Jorge da Mina | Active | €290,000 | €4,085 | 8.0% | 76 | 78 |
| avenida Camilo Castelo Branco, 42 | Active | €330,000 | €4,125 | 9.1% | 78 | 80 |
| Encosta do Sol · 82c668 | Active | €298,000 | €3,772 | 0.3% | 75 | 70 |
| Median comp | €314,000 | €4,105 | 8.5% | 77 | 76 |
Long-term rental The 2-bed apartment in Águas Livres is priced at €295,000, significantly exceeding its fair value of €199,619, indicating it is overpriced by 32.3%. With a gross yield of 3.9%, investors may find the return insufficient compared to other opportunities in the area. Family rental While the apartment's condition is rated at 83/100 and the neighborhood at 74/100, the asking price of €295,000 compared to the fair value suggests the property is overpriced. Families looking for rental options may demand more value for their investment given the relatively high price point. Buy-and-hold Investors considering a buy-and-hold strategy may find this property less appealing due to its high asking price of €295,000, which is 32.3% above the fair value of €199,619. The long-term prospects do not align well with a price that exceeds reasonable market expectations, limiting growth potential in the investment. Not ideal for short-term vacation rental The property’s high listing price and average neighborhood ratings suggest that it may not be competitive for short-term vacation rentals. The yield and demand dynamics do not justify the hefty €295,000 investment. Not ideal for luxury market The 2-bed apartment's pricing does not align with luxury market standards, as it is deemed overpriced at €295,000, well above its fair value. Investors looking for high-end opportunities would likely seek properties that offer a more appealing valuation relative to the luxury segment standards.
Tenant turnover risk With a tenant stability score of 70/100, the likelihood of frequent tenant turnover could lead to increased vacancy rates and associated costs.**
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