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 51 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment offers high-quality LED lighting throughout and modern window frames, enhancing energy efficiency while providing ample natural light in all rooms.
The valuation. The asking price of €274,700 is significantly above fair value, exceeding it by €142,816 or 52.0%. This property is overpriced. Buy-to-flip angle. A resale strategy would rely on enhancing the apartment’s appeal given its high-quality finishes, targeting a quick flip in a growing neighborhood. Buy-to-let angle. With an estimated rental income of €1,145/month, this property offers a gross yield of 5%, making it an attractive option for long-term rental in a suburban area.
Fair value modelled at €131,884 from the area baseline, adjusted for condition and location. Asking €274,700 sits €142,816 (52.0%) above — overpriced versus fair value.
Asking €274,700 versus the Águas Livres, Amadora, Lisbon area baseline of €113,271 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 80 · Materials 84 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €113,271 + condition +€5,020 + location +€13,593 = modelled fair value of €131,884 (€2,586/m²), a €142,816 (52.0%) gap versus the €274,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 99f502 | Subject | €274,700 | €5,386 | — | 80 | 80 |
| Águas Livres · d7a3ba | Active | €264,700 | €5,190 | 3.6% | 78 | 78 |
| Benfica · 0dd02e | Active | €530,000 | €6,625 | 23.0% | 80 | 75 |
| Águas Livres · d7a3bd | Active | €264,700 | €5,190 | 3.6% | 78 | 74 |
| largo Conde Ottolini, 13 | Active | €390,000 | €5,200 | 3.5% | 78 | 80 |
| Median comp | €327,350 | €5,195 | 3.6% | 78 | 77 |
Family rental The property is overpriced at €274,700, significantly exceeding the fair value of €131,884, which limits potential cash flow for family rentals. While the neighbourhood has a decent rating of 80/100, the yield of 5% does not justify the inflated price. Long-term rental With the rental price set at €274,700, the property does not represent a sound investment for long-term rentals, as it is 52.0% above its fair value. Despite the reasonable condition score of 81/100, the returns are unattractive due to the high purchase price relative to rental income potential. Buy-and-hold Given the current listing price of €274,700 versus the fair value of €131,884, the buy-and-hold strategy is unappealing for this property as it is overpriced. The fair valuation gap indicates that potential appreciation in market value is unlikely to compensate for the high initial investment cost.
Economic Dependence Risk: With an economic stability score of 80/100, there is a risk that any downturn in the local economy could adversely affect tenant retention, given the tenant stability score of 75/100, which indicates moderate vulnerability to economic changes.
