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 88 m², energy rating D. Located on praceta do Infantário, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy features: The apartment includes modern kitchen appliances and enjoys a cozy ambiance in well-maintained living areas, ideal for comfortable urban living.
The valuation. The asking price of €289,000 is significantly above the fair value of €203,227, representing an overvaluation of €85,773 or 29.7%. This property should be approached with caution due to its overpriced nature.
Fair value modelled at €203,227 from the area baseline, adjusted for condition and location. Asking €289,000 sits €85,773 (29.7%) above — overpriced versus fair value.
Asking €289,000 versus the praceta do Infantário area baseline of €305,888 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 (Condition 66 · Materials 65 · Room dimensions 62). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praceta do Infantário
Area baseline €305,888 + condition -€15,675 + location +€23,454 = modelled fair value of €203,227 (€2,309/m²), a €85,773 (29.7%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta do Infantário | Subject | €289,000 | €3,284 | — | 66 | 80 |
| Carnaxide e Queijas · 82c61c | Active | €440,000 | €5,432 | 65.4% | 65 | 81 |
| rua Luís de Camões | Active | €295,000 | €3,642 | 10.9% | 70 | 78 |
| rua Doutor Manuel de Arriaga | Active | €264,000 | €4,400 | 34.0% | 62 | 72 |
| avenida dos Cravos Vermelhos, 8 | Active | €200,000 | €4,082 | 24.3% | 56 | 75 |
| Median comp | €279,500 | €4,241 | 29.1% | 64 | 77 |
Long-term rental The 2-bed apartment in Águas Livres may generate a gross yield of 4.1%, but with a fair value of €203,227, it is overpriced by 29.7%. This pricing discrepancy suggests that potential returns on investment may not meet expectations in a competitive rental market. Buy-and-hold Although the area's urban appeal and low crime rates suggest potential stability, the property is currently priced 29.7% above its fair value of €203,227. This overpricing could limit long-term capital appreciation and hinder investor returns. Family rental The neighborhood's strong amenities and good-quality schools are appealing for family rentals; however, with the asking price at €289,000, the apartment is overpriced by 29.7%. This discrepancy may deter many prospective families seeking affordable housing options in a desirable location.
Economic sensitivity risk Economic downturns could significantly affect tenant stability, given the combination of an 80 economic stability score and a 75 tenant stability score, leading to potential higher vacancy rates in adverse conditions.
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