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, energy rating B. Located on rua Vieira Lusitano, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Feature: This apartment includes a high-security entrance door and modern recessed lighting throughout, enhancing both safety and ambiance in the living space.
The valuation. The asking price of €315,000 is significantly above the fair value of €180,142, exceeding it by €134,858 or 42.8%. This property is considered overpriced based on current market conditions.
Fair value modelled at €180,142 from the area baseline, adjusted for condition and location. Asking €315,000 sits €134,858 (42.8%) above — overpriced versus fair value.
Asking €315,000 versus the rua Vieira Lusitano area baseline of €155,470 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Vieira Lusitano
Area baseline €155,470 + condition +€6,016 + location +€18,656 = modelled fair value of €180,142 (€2,573/m²), a €134,858 (42.8%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Vieira Lusitano | Subject | €315,000 | €4,500 | — | 78 | 80 |
| Águas Livres · 38ac6a | Active | €431,000 | €4,398 | 2.3% | 75 | 74 |
| rua Espregueira Mendes | Active | €485,000 | €4,450 | 1.1% | 82 | 76 |
| urbanização da Vila Chã | Active | €475,000 | €2,969 | 34.0% | 75 | 75 |
| avenida Fernando Valle, 100 | Active | €475,000 | €3,800 | 15.6% | 76 | 76 |
| Median comp | €475,000 | €4,099 | 8.9% | 76 | 76 |
Long-term rental The 2-bed apartment in Águas Livres is overpriced at €315,000, exceeding the fair value of €180,142 by 42.8%. With a gross yield of only 3.5%, the investment does not align with favorable long-term rental returns. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold is not advisable due to its current listing price being significantly above fair value. The gap of 42.8% suggests that capital appreciation may not meet expectations in the coming years. Family rental While the neighborhood boasts good school access and a decent condition rating of 81/100, the apartment's price of €315,000 is unjustified given the fair value of €180,142. Consequently, it may be challenging to attract families looking for affordable rental options in a competitively priced market.
Economic Sensitivity Risk With an economic stability score of 85/100, significant fluctuations could still arise, potentially impacting tenant demand and rental income.
