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 70 m². Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment has new PVC windows with thermal glass, ensuring efficient thermal insulation, and includes a pantry for added storage convenience.
The valuation. The asking price of €295,000 is significantly above the fair value of €171,564, creating a discrepancy of €123,436 (41.8%). This property is overpriced, which may deter potential buyers in the market.
Fair value modelled at €171,564 from the area baseline, adjusted for condition and location. Asking €295,000 sits €123,436 (41.8%) above — overpriced versus fair value.
Asking €295,000 versus the Águas Livres, Amadora, Lisbon area baseline of €243,320 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (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 €243,320 + condition +€547 + location +€15,547 = modelled fair value of €171,564 (€2,451/m²), a €123,436 (41.8%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 25f5bd | Subject | €295,000 | €4,214 | — | 72 | 75 |
| avenida de Aljubarrota S / N | Active | €299,580 | €3,609 | 14.4% | 73 | 80 |
| rua Marcos Portugal, 2 | Active | €285,000 | €3,276 | 22.3% | 75 | 74 |
| praceta da Índia, 6 | Active | €280,000 | €3,836 | 9.0% | 75 | 78 |
| rua Joaquim Tim Tim Sitima, 12 | Active | €349,000 | €4,592 | 9.0% | 72 | 70 |
| Median comp | €292,290 | €3,723 | 11.7% | 74 | 76 |
Long-term rental The current listing price of €295,000 suggests a gap of 41.8% above the fair value of €171,564, indicating that the investment is overpriced for long-term rental potential. With a gross yield of only 3.9%, an investor should reconsider the financial viability of this property in the current market context. Buy-and-hold At a listing price of €295,000, this property does not present a favorable buy-and-hold opportunity given the significant disparity from the fair value of €171,564, which positions the investment as overpriced. The potential for rental appreciation is limited by the current yield of 3.9% and the neighborhood's overall ratings. Family rental The price of €295,000 reflects a 41.8% premium over the fair value of €171,564, marking it as an overpriced option for family rental considerations. Furthermore, with a gross yield of only 3.9%, the property lacks the financial appeal to attract family tenants effectively. Not ideal for short-term vacation rental Given the price of €295,000, which exceeds the fair market valuation of €171,564, this property is overpriced for the short-term vacation rental market. The investment does not align with the typically higher yields required in this sector due to its lower gross yield of 3.9%. Not ideal for student housing Listing at €295,000, the property is overpriced compared to its fair value of €171,564, making it an unsuitable option for student housing needs. The low yield of 3.9% further diminishes its attractiveness for this demographic, which often seeks higher value options.
Economic downturn risk With an economic stability score of 80/100, a downturn could adversely affect property values and tenant retention rates, especially given a tenant stability score of 75/100, indicating that some tenants may be less secure in their obligations.
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