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 90 m², energy rating A. Located on rua Espregueira Mendes, 12, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts a private terrace ideal for outdoor relaxation, along with convenient storage and garage space enhancing its urban living experience.
The valuation. The asking price of €500,000 is significantly above the fair value of €230,442, representing an overpricing of €269,558 (53.9%). This assessment indicates that the property is not a viable investment opportunity at its current price point.
Fair value modelled at €230,442 from the area baseline, adjusted for condition and location. Asking €500,000 sits €269,558 (53.9%) above — overpriced versus fair value.
Asking €500,000 versus the rua Espregueira Mendes, 12 area baseline of €312,840 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 75 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Espregueira Mendes, 12
Area baseline €312,840 + condition +€5,766 + location +€24,786 = modelled fair value of €230,442 (€2,560/m²), a €269,558 (53.9%) gap versus the €500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Espregueira Mendes, 12 | Subject | €500,000 | €5,556 | — | 75 | 81 |
| rua Espregueira Mendes, 12 | Active | €530,000 | €5,889 | 6.0% | 80 | 78 |
| Águas Livres · 261f75 | Active | €520,000 | €5,778 | 4.0% | 82 | 75 |
| praceta Conde de Ericeira | Active | €307,000 | €4,952 | 10.9% | 80 | 80 |
| rua Dom Dinis, 19 | Active | €590,000 | €12,292 | 121.2% | 78 | 73 |
| Median comp | €525,000 | €5,834 | 5.0% | 80 | 77 |
Long-term rental The property in Águas Livres is currently listed at €500,000, significantly above its fair value of €230,442, indicating a gap of 53.9%. With a gross yield of only 2.5%, this investment fails to provide adequate returns, reflecting its overpriced status. Family rental While the property boasts a neighborhood rating of 81/100, making it appealing for family rentals, the substantial price premium of 53.9% over fair value raises concerns about long-term profitability. At a gross yield of 2.5%, potential returns may not justify the investment. Buy-and-hold Investing in this property as a buy-and-hold strategy appears risky due to its current listing price of €500,000 being 53.9% over its established fair value. With a lower yield of 2.5%, it suggests that potential long-term appreciation may not sufficiently offset the high entry cost.
Tenant turnover risk: With a tenant stability score of 75/100, there is a significant possibility of higher tenant turnover which could lead to increased vacancy rates and associated costs.
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