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 90 m², energy rating A. Located on rua Espregueira Mendes, 12, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes a private outdoor patio space, enhancing its appeal for relaxation and outdoor activities in a convenient urban setting.
The valuation. The asking price of €530,000 is significantly above the fair value of €228,325, representing an overvaluation of €301,675 (56.9%). This suggests that the property is overpriced and may not attract serious buyers without price adjustments.
Fair value modelled at €228,325 from the area baseline, adjusted for condition and location. Asking €530,000 sits €301,675 (56.9%) above — overpriced versus fair value.
Asking €530,000 versus the rua Espregueira Mendes, 12 area baseline of €303,750 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 78 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Espregueira Mendes, 12
Area baseline €303,750 + condition +€6,047 + location +€22,388 = modelled fair value of €228,325 (€2,537/m²), a €301,675 (56.9%) gap versus the €530,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Espregueira Mendes, 12 | Subject | €530,000 | €5,889 | — | 80 | 78 |
| rua Espregueira Mendes, 12 | Active | €500,000 | €5,556 | 5.7% | 75 | 81 |
| praceta Conde de Ericeira | Active | €307,000 | €4,952 | 15.9% | 80 | 80 |
| rua Dom Dinis, 19 | Active | €590,000 | €12,292 | 108.7% | 78 | 73 |
| Benfica · 6f40b7 | Active | €599,900 | €4,999 | 15.1% | 85 | 75 |
| Median comp | €545,000 | €5,278 | 10.4% | 79 | 78 |
Long-term rental The 2-bed apartment in Águas Livres, Amadora, is listed at €530,000, which is a significant 56.9% above its fair value of €228,325. With a low gross yield of 2.3%, this property does not present a favorable opportunity for long-term rental investments. Buy-and-hold Despite potential appreciation in the suburban Greater Lisbon area, this apartment's current valuation at €530,000 is excessively high compared to its fair value of €228,325. The anticipated yield of 2.3% makes it a less attractive choice for a buy-and-hold strategy, especially with the significant price gap. Family rental While the property is located in a generally safe neighborhood with acceptable school quality, the listing price of €530,000 remains excessively inflated against its fair value of €228,325. This high price coupled with a yield of only 2.3% diminishes its viability as a family rental investment. Not ideal for: Short-term vacation rental, Student housing, Luxury market
Tenant turnover risk High tenant turnover could occur due to the moderate tenant stability score of 75/100, potentially impacting rental income stability.
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