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 79 m², built in 1986, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. This property features well-maintained communal areas and two elevators, ensuring accessibility and convenience in a thriving urban setting.
The valuation. The asking price of €299,000 is significantly above the fair value of €194,007, resulting in an excessive valuation of €104,993 (35.1%). This property is deemed overpriced.
Fair value modelled at €194,007 from the area baseline, adjusted for condition and location. Asking €299,000 sits €104,993 (35.1%) above — overpriced versus fair value.
Asking €299,000 versus the Águas Livres, Amadora, Lisbon area baseline of €274,604 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 81/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €274,604 + condition -€3,209 + location +€21,757 = modelled fair value of €194,007 (€2,456/m²), a €104,993 (35.1%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 25f6de | Subject | €299,000 | €3,785 | — | 70 | 81 |
| Carnaxide e Queijas · 4bb052 | Active | €440,000 | €5,867 | 55.0% | 75 | 77 |
| rua Duarte Pacheco Pereira, 33 | Active | €359,500 | €4,494 | 18.7% | 70 | 78 |
| rua Ary dos Santos S / N | Active | €355,000 | €4,128 | 9.1% | 70 | 76 |
| rua Oliveira Martins, 5 | Active | €295,000 | €4,041 | 6.8% | 72 | 70 |
| Median comp | €357,250 | €4,311 | 13.9% | 71 | 77 |
Long-term rental The current listing price of €299,000 exceeds the fair value of €194,007 by 35.1%, indicating the property is overpriced. This elevated cost limits the potential yield, with a gross return of only 3.5% that may not justify the initial investment. Family rental At a listing price of €299,000, this property is overpriced compared to the fair value of €194,007, representing a significant gap. The strong neighbourhood rating of 81/100 could attract families, but the reduced rental yield diminishes its appeal as a family rental option. Buy-and-hold Investing in this 2-bed apartment at €299,000 is unadvisable, given its fair value of €194,007 and a yield of only 3.5%. The property's condition score of 72/100 suggests moderate maintenance needs, which further diminishes the attractiveness of a buy-and-hold strategy in this overpriced scenario.
[Economic Vulnerability] The economic stability score of 85 indicates a strong foundation, but with tenant stability at 80, there is a moderate risk of fluctuations in rental income due to potential changes in tenant occupancy.
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