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 84 m², built in 1999, energy rating C. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The property includes a living room with a fireplace that integrates a heat recovery system, promoting energy efficiency and a cozy atmosphere during colder months. Additional Context: Located near essential services like Hospital Lusíadas and Colégio D. Filipa, it offers convenient access to public transport and ample parking options.
The valuation. The asking price of €320,000 is significantly above the fair value of €198,215, exceeding it by €121,785 (38.1%). Thus, this property can be considered overpriced.
Fair value modelled at €198,215 from the area baseline, adjusted for condition and location. Asking €320,000 sits €121,785 (38.1%) above — overpriced versus fair value.
Asking €320,000 versus the Águas Livres, Amadora, Lisbon area baseline of €283,500 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 75 · Materials 70 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €283,500 + condition -€5,513 + location +€17,164 = modelled fair value of €198,215 (€2,360/m²), a €121,785 (38.1%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · bf2805 | Subject | €320,000 | €3,810 | — | 75 | 73 |
| rua Dom António Caetano de Sousa | Active | €430,000 | €5,375 | 41.1% | 72 | 76 |
| Águas Livres · 937649 | Active | €280,000 | €4,308 | 13.1% | 68 | 79 |
| praça de Angola, 42 | Active | €275,000 | €4,508 | 18.3% | 70 | 75 |
| Mina de Água · 96c6a8 | Active | €317,500 | €4,178 | 9.7% | 76 | 75 |
| Median comp | €298,750 | €4,408 | 15.7% | 71 | 76 |
Long-term rental The property is priced 38.1% above its fair value, making it a poor candidate for long-term rental investment given potential overvaluation risks. With a gross yield of only 3.9%, the return does not justify the higher purchase price in this suburban Lisbon market. Family rental At a listing price of €320,000, the property is significantly overpriced compared to its fair value of €198,215, resulting in reduced appeal for family rentals. While the neighborhood offers decent amenities, the lack of value makes it challenging to attract families seeking affordable housing options. Buy-and-hold The 2-bed apartment's current price point reflects a 38.1% gap from fair value, indicating it may not offer an attractive long-term hold strategy. The potential appreciation is capped by its current overpricing, diminishing the likelihood of realizing a worthwhile investment upside. Not ideal for: Short-term vacation rental, Luxury market, Student housing.
Tenant turnover risk A tenant stability score of 70/100 indicates a moderate likelihood of tenant turnover, which may disrupt cash flow and increase vacancy periods.
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