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 €243,320 (€3,476/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 €243,320 + 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.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
