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.
3-bedroom, 2-bathroom apartment of 89 m², built in 1981, energy rating E. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Feature: The property boasts a spacious 20 m² storage room above the apartment, ideal for a home office, workshop, or gym, enhancing its versatility and value.
The valuation. The asking price of €320,000 exceeds the fair value of €209,700 by €110,300 (34.5%), indicating that the property is overpriced. This substantial disparity suggests a lack of alignment with the current market conditions.
Fair value modelled at €209,700 from the area baseline, adjusted for condition and location. Asking €320,000 sits €110,300 (34.5%) above — overpriced versus fair value.
Asking €320,000 versus the Águas Livres, Amadora, Lisbon area baseline of €197,669 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 75 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €197,669 + condition -€9,317 + location +€21,348 = modelled fair value of €209,700 (€2,356/m²), a €110,300 (34.5%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 023b3a | Subject | €320,000 | €3,596 | — | 70 | 77 |
| rua República da Guiné-Bissau | Active | €329,000 | €3,826 | 6.4% | 70 | 76 |
| estrada do Zambujal | Active | €395,000 | €3,292 | 8.5% | 70 | 73 |
| rua Pedro Del Negro, 8 | Active | €310,000 | €3,370 | 6.3% | 68 | 76 |
| Venteira · cfe213 | Active | €315,000 | €3,750 | 4.3% | 67 | 77 |
| Median comp | €322,000 | €3,560 | 1.0% | 69 | 76 |
Long-term rental The current asking price of €320,000 translates to a gross yield of only 3.9%, indicating limited rental income potential relative to investment costs. Given the fair value estimate of €209,700, this property appears overpriced, making it less attractive for a long-term rental strategy. Family rental While the apartment's proximity to educational facilities makes it a potential option for families, the substantial gap of 34.5% from fair value indicates that the investment is not financially sound. At €320,000, the property’s value does not align with the budget-conscious nature of family renters, making it overpriced. Buy-and-hold Despite the suburban safety and decent neighbourhood rating, the property’s pricing at €320,000 suggests that it is overpriced in comparison to the fair value of €209,700. A buy-and-hold strategy would not be advisable here as potential appreciation may not cover the initial overvaluation, limiting overall returns.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of turnover, which could disrupt cash flow and increase vacancy periods.
