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, 2-bathroom apartment of 80 m², energy rating C. Located on avenida Camilo Castelo Branco, 42, Águas Livres parish, Amadora municipality, Lisbon district. This apartment includes a unique feature of two full bathrooms, providing added convenience for residents and guests, which is rare for properties of this size in the area.
The valuation. The asking price of €330,000 is significantly above the fair value of €205,502, representing an overpricing of €124,498 (37.7%). This calls for caution in terms of investment viability.
Fair value modelled at €205,502 from the area baseline, adjusted for condition and location. Asking €330,000 sits €124,498 (37.7%) above — overpriced versus fair value.
Asking €330,000 versus the avenida Camilo Castelo Branco, 42 area baseline of €177,680 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 84 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 90 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Camilo Castelo Branco, 42
Area baseline €177,680 + condition +€6,500 + location +€21,322 = modelled fair value of €205,502 (€2,569/m²), a €124,498 (37.7%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Camilo Castelo Branco, 42 | Subject | €330,000 | €4,125 | — | 78 | 80 |
| rua José dos Santos Pereira, 1 | Active | €529,900 | €5,698 | 38.1% | 85 | 73 |
| avenida São Pedro, 7R | Active | €360,000 | €4,235 | 2.7% | 80 | 73 |
| avenida do Uruguai | Active | €529,900 | €4,689 | 13.7% | 82 | 69 |
| praceta Virgínia de Moura, 2 | Active | €390,000 | €3,250 | 21.2% | 75 | 75 |
| Median comp | €459,950 | €4,462 | 8.2% | 81 | 73 |
Long-term rental Investing in this property for long-term rental purposes is not advisable, as it is priced significantly above its fair value, which indicates a challenging return on investment. With a gross yield of only 3.6%, the property does not justify the current asking price given the gap of 37.7% from its fair value. Luxury market Entering the luxury market with this property at €330,000 would be ill-timed, as it significantly exceeds its fair value and fails to offer competitive features that truly appeal to high-end buyers. The asking price does not align with the realistic expectations for investment returns, given its 3.6% yield. Buy-and-hold Adopting a buy-and-hold strategy for this apartment could result in financial strain, given its current listing price is substantially inflated compared to its fair value. This overpricing limits potential appreciation and yields low returns, which could jeopardize long-term investment goals.
Tenant turnover risk High tenant turnover due to a tenant stability score of 70/100 may lead to increased vacancies and associated costs, impacting overall cash flow from the property.
