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 63 m². Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes a ground-floor balcony that offers additional outdoor space, making it suitable for relaxation or small gatherings despite its required maintenance.
The valuation. The asking price of €255,000 is significantly above fair value, which is assessed at €123,824. This represents an overvaluation of €131,176, or 51.4% above what is reasonable based on current market conditions.
Fair value modelled at €123,824 from the area baseline, adjusted for condition and location. Asking €255,000 sits €131,176 (51.4%) above — overpriced versus fair value.
Asking €255,000 versus the Águas Livres, Amadora, Lisbon area baseline of €218,988 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 45/100 (Condition 40 · Materials 50 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €218,988 + condition -€29,531 + location +€13,433 = modelled fair value of €123,824 (€1,965/m²), a €131,176 (51.4%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · e40a6e | Subject | €255,000 | €4,048 | — | 40 | 74 |
| Águas Livres · cfdc13 | Active | €250,000 | €3,676 | 9.2% | 52 | 80 |
| Mina de Água · 6d5393 | Active | €245,000 | €3,267 | 19.3% | 42 | 70 |
| avenida Pedro Álvares Cabral | Active | €282,500 | €4,484 | 10.8% | 56 | 74 |
| rua de Porto Santo, 1 | Active | €255,000 | €4,048 | 0% | 60 | 73 |
| Median comp | €252,500 | €3,862 | 4.6% | 54 | 74 |
Long-term rental The property's current listing price of €255,000 presents a substantial 51.4% gap compared to its fair value of €123,824, indicating it is overpriced. While the neighborhood offers decent amenities and employment opportunities, the 4.4% gross yield is not compelling enough to justify this inflated price. Family rental Given the property's condition score of 45/100 and the significant pricing disparity, this 2-bed apartment at €255,000 is not positioned well for a family rental strategy. The neighborhood has a 74/100 rating, which makes it potentially appealing; however, the price remains too high relative to fair market value, limiting investment viability. Buy-and-hold With a fair value assessment of only €123,824, the 2-bed apartment's listing price of €255,000 signals a significantly overpriced investment for a buy-and-hold strategy. While the area is on the urban-suburban transition with a diverse community, this discrepancy in value detracts from the long-term potential of the asset.
Economic Vulnerability The economic stability score of 70 indicates potential susceptibility to fluctuations, which could impact tenant demand and occupancy rates.
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