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.
4-bedroom, 2-bathroom apartment of 92 m². Located on avenida Padre Bartolomeu de Gusmão, Águas Livres parish, Amadora municipality, Lisbon district. The apartment features double-glazed windows for enhanced noise insulation, and the fully equipped kitchen includes a practical pantry, making it ideal for family living.
The valuation. The asking price of €349,000 sits significantly above the fair value of €237,181, indicating the property is overpriced by €111,819 (32.0%). This discrepancy suggests a lack of investment appeal for buyers seeking true value. Buy-to-flip angle. A buy-to-flip strategy could involve updating the apartment's aesthetics to enhance its appeal and potentially securing a higher resale value, although the current asking price may limit profit margins. Buy-to-let angle. With an estimated rental income of €1,251 per month, the projected gross yield of 4.3% offers a straightforward long-term rental strategy, targeting families in suburban Lisbon seeking quality housing.
Fair value modelled at €237,181 from the area baseline, adjusted for condition and location. Asking €349,000 sits €111,819 (32.0%) above — overpriced versus fair value.
Asking €349,000 versus the avenida Padre Bartolomeu de Gusmão area baseline of €204,332 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 85 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Padre Bartolomeu de Gusmão
Area baseline €204,332 + condition +€10,781 + location +€22,068 = modelled fair value of €237,181 (€2,578/m²), a €111,819 (32.0%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Padre Bartolomeu de Gusmão | Subject | €349,000 | €3,793 | — | 80 | 77 |
| avenida Comandante Luís António da Silva | Active | €259,500 | €3,204 | 15.5% | 80 | 76 |
| avenida Comandante Luís António da Silva | Active | €349,000 | €4,256 | 12.2% | 80 | 72 |
| Falagueira-Venda Nova · 0016b1 | Active | €349,000 | €4,309 | 13.6% | 75 | 77 |
| avenida Comandante Luís António da Silva | Active | €349,000 | €4,716 | 24.3% | 76 | 73 |
| Median comp | €349,000 | €4,283 | 12.9% | 78 | 75 |
Long-term rental The property in Águas Livres is overpriced by 32.0% compared to its fair value of €237,181, which diminishes its potential as a reliable long-term rental investment. With a gross yield of 4.3%, the returns do not justify the higher purchase price in comparison to similar properties in the area. Buy-and-hold Considering the property is currently priced at €349,000, it represents a significant premium above its fair value, yielding an unattractive investment opportunity for a buy-and-hold strategy. The potential appreciation of the asset in the long term may not offset the current overvaluation in the competitive suburban Lisbon market. Family rental This apartment's listing at €349,000 indicates it is overpriced at a 32.0% gap from fair value, which may limit its attractiveness to families seeking rental options in Águas Livres. While the area's solid job access and amenities are appealing, the investment may underperform due to its inflated purchase price. Not ideal for short-term vacation rental Given its fair value analysis, the property in Águas Livres fails to present a conducive investment for short-term vacation rentals, being significantly overpriced at €349,000. The local market dynamics and associated costs would likely hinder profitability in the short-term rental segment.
Economic Vulnerability The property faces potential economic vulnerability due to a relatively modest economic stability score of 75/100, which may affect tenant demand and rental income.
