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 89 m² on the 1st floor, built in 1988, energy rating C. Located on largo Teixeira Pascoais, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The two enclosed balconies create versatile spaces for leisure or additional storage, enhancing the apartment's functionality beyond standard layouts.
The valuation. The asking price of €435,000 is significantly above the fair value of €189,441, placing it at a whopping €245,559 (56.5%) overvalued. It is important to note that this property is considered overpriced.
Fair value modelled at €189,441 from the area baseline, adjusted for condition and location. Asking €435,000 sits €245,559 (56.5%) above — overpriced versus fair value.
Asking €435,000 versus the largo Teixeira Pascoais area baseline of €197,669 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 (Condition 60 · Materials 55 · Room dimensions 52). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
largo Teixeira Pascoais
Area baseline €197,669 + condition -€28,786 + location +€20,558 = modelled fair value of €189,441 (€2,129/m²), a €245,559 (56.5%) gap versus the €435,000 asking price.
Long-term rental The property in Águas Livres, listed at €435,000, is significantly overpriced with a fair value of just €189,441, resulting in a gap of 56.5%. At a gross yield of 3.1%, this investment does not align with ideal long-term rental returns, suggesting potential difficulties in tenant acquisition and retention due to pricing. Buy-and-hold Given the overpricing of the 3-bed apartment, the potential for capital appreciation is limited, making it a less attractive option for a buy-and-hold strategy. With a decent neighborhood rating of 76/100, the overall investment remains unfavorable because the purchase price greatly exceeds its fair valuation. Family rental Although the location is assumed to be close to Lisbon's amenities, the property’s valuation at €435,000, which is 56.5% over fair value, complicates its appeal for family rentals. The 3.1% gross yield and average condition rating of 54/100 suggest potential issues in attracting families who are typically looking for better living conditions at a competitive price. Not ideal for luxury market The apartment's high listing price does not correspond with the property's overall condition score of 54/100, indicating it would fall short in the luxury market segment. In addition, the neighborhood dynamics suggest that it may not attract affluent clientele who expect higher standards for such an investment. Not ideal for student housing With a significant gap of 56.5% between the listing price and fair value, this property may struggle to appeal to the student housing market where affordability is crucial. A gross yield of 3.1% combined with average conditions points to a missed opportunity for student tenants seeking budget-friendly accommodations in proximity to Lisbon.
Economic downturn risk The property's value could decline if the economic stability score of 80/100 does not translate into sufficient local job growth, affecting tenant demand and rental income stability.
