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.
3-bedroom, 2-bathroom apartment of 115 m² on the 4th floor, built in 1991. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts three balconies with unobstructed views and a spacious storage room of about 12m², enhancing both comfort and convenience for its residents.
The valuation. The asking price of €400,000 is significantly above fair value, which stands at €276,721, resulting in an overpriced status of €123,279 (30.8%). Buy-to-flip angle. A buy-to-flip strategy could involve minor upgrades to the kitchen appliances and general aesthetics, targeting a resale price above €400,000 after a value-enhancing renovation. Buy-to-let angle. The estimated rental income of €1,233 per month offers a gross yield of 3.7%, making it a suitable long-term family rental investment in a mixed neighborhood.
Fair value modelled at €276,721 from the area baseline, adjusted for condition and location. Asking €400,000 sits €123,279 (30.8%) above — overpriced versus fair value.
Asking €400,000 versus the Águas Livres, Amadora, Lisbon area baseline of €255,415 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 72 · Materials 70 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €255,415 + condition -€9,344 + location +€30,650 = modelled fair value of €276,721 (€2,406/m²), a €123,279 (30.8%) gap versus the €400,000 asking price.
Long-term rental Despite the property being in a well-rated neighborhood, the current listing price of €400,000 is significantly higher than the fair value of €276,721, presenting an investment risk given the 30.8% gap. With a gross yield of only 3.7%, potential long-term rental returns fall short of attractive investment standards. Family rental While the apartment's proximity to amenities makes it suitable for families, the asking price exceeds fair valuation, indicating it's overpriced at €400,000 versus the fair value of €276,721. This situation limits the potential for favorable rental income, especially in a competitive market. Buy-and-hold Although the overall condition and neighborhood rating are decent, the property's listing price of €400,000 suggests it's overpriced by 30.8% compared to the fair value of €276,721, making it a less attractive option for a buy-and-hold strategy. Investors may encounter challenges in achieving desirable long-term capital appreciation in this scenario.
Economic sensitivity The property may face increased risk during economic downturns due to a significant economic stability score of 85/100, indicating potential vulnerability despite relatively high tenant stability at 75/100.
