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 104 m². Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes a functional laundry room for additional storage and a balcony with both east and west solar exposure, enhancing natural light throughout the day.
The valuation. The asking price of €349,000 is significantly above the fair value of €268,229, resulting in an overpriced verdict of €80,771 (23.1%). This indicates a lack of immediate investment appeal based on valuation metrics. Buy-to-flip angle. A buy-and-flip strategy seems less viable here due to the high purchase cost; resale would require substantial market appreciation to achieve a profit. Focused investment on improving aesthetics may not yield quick returns. Buy-to-let angle. The estimated rental income of €1,047/month offers a gross yield of 3.6%, suggesting limited cash flow potential against current market rates. Long-term family rentals could provide stable income, but initial capital costs are considerable.
Fair value modelled at €268,229 from the area baseline, adjusted for condition and location. Asking €349,000 sits €80,771 (23.1%) above — overpriced versus fair value.
Asking €349,000 versus the Águas Livres, Amadora, Lisbon area baseline of €230,984 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (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 €230,984 + condition +€11,375 + location +€25,870 = modelled fair value of €268,229 (€2,579/m²), a €80,771 (23.1%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 49b80f | Subject | €349,000 | €3,356 | — | 80 | 78 |
| Venteira · 49b934 | Active | €287,000 | €4,415 | 31.6% | 75 | 68 |
| praceta da Índia, 6 | Active | €280,000 | €3,836 | 14.3% | 75 | 78 |
| avenida de Aljubarrota S / N | Active | €299,580 | €3,609 | 7.6% | 73 | 80 |
| Águas Livres · 25f5bd | Active | €295,000 | €4,214 | 25.6% | 72 | 75 |
| Median comp | €291,000 | €4,025 | 19.9% | 74 | 77 |
Long-term rental The 2-bed apartment in Águas Livres is overpriced by 23.1% compared to its fair value, making it a less attractive option for long-term rental investment. With a gross yield of only 3.6%, the potential returns do not justify the elevated purchase price. Buy-and-hold Investing in this property as a buy-and-hold strategy is discouraged due to its 3.6% gross yield and the 23.1% gap from fair value, indicating significant overpricing. The appreciation potential in the suburban market may be limited, and the current purchase price presents a high risk relative to expected returns. Family rental Although the apartment is near Lisbon and situated in a suburban area with good living conditions, it remains overpriced by 23.1%, which limits its viability as a family rental option. The current yield of 3.6% does not align well with the financial expectations for a family-oriented investment solution.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
