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. This ground floor apartment features an innovative open space design that maximizes natural light and enhances usability, along with built-in wardrobes in the master bedroom for optimal storage.
The valuation. The asking price of €274,700 is significantly above the fair value of €127,278, creating a difference of €147,422 (53.7%). The property is considered overpriced. Buy-to-flip angle. The buy-to-flip strategy would not yield profitable resale opportunities, given the property’s inflated price compared to market value. A flip may result in losses rather than gains. Buy-to-let angle. A buy-to-let approach could generate an estimated rental income of €1,053 per month, translating to a gross yield of 4.6%. This can provide stable long-term rental income in a family-oriented area.
Fair value modelled at €127,278 from the area baseline, adjusted for condition and location. Asking €274,700 sits €147,422 (53.7%) 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 80/100 (Condition 75 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €113,271 + condition +€3,586 + location +€10,421 = modelled fair value of €127,278 (€2,496/m²), a €147,422 (53.7%) gap versus the €274,700 asking price.
Long-term rental While the property features a decent gross yield of 4.6%, the significant gap of 53.7% between its listing price of €274,700 and the fair value of €127,278 indicates that it is overpriced. This pricing issue diminishes the potential for long-term rental profitability and may deter prospective tenants seeking affordable housing. Family rental Despite being located in a family-oriented neighborhood with solid amenities, the high price point compromises the attractiveness of this 2-bed apartment for family rental purposes. The substantial disparity from the fair value suggests that families looking for affordable options may opt for alternatives in the area. Buy-and-hold The buy-and-hold strategy is hindered by the overpriced nature of this asset, given its fair market value of €127,278 versus the listing price. Potential investors should be cautious, as the inflated asking price could lead to lower returns and elevated risks in the long run.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of increased turnover, potentially leading to higher vacancy rates and associated costs.
