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.
3-bedroom, 2-bathroom apartment of 104 m², built in 1973, energy rating C. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment offers access to a shared balcony with the kitchen, enhancing the social space for gatherings, and features two private balconies off the bedrooms for added outdoor enjoyment.
The valuation. The asking price of €370,000 is significantly above the fair value of €241,185, with a notable difference of €128,815 (34.8%). Verdict: overpriced.
Fair value modelled at €241,185 from the area baseline, adjusted for condition and location. Asking €370,000 sits €128,815 (34.8%) above — overpriced versus fair value.
Asking €370,000 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 68/100 (Condition 70 · Materials 66 · Room dimensions 71). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €230,984 + condition -€11,050 + location +€21,251 = modelled fair value of €241,185 (€2,319/m²), a €128,815 (34.8%) gap versus the €370,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 6d5410 | Subject | €370,000 | €3,558 | — | 70 | 73 |
| Águas Livres · 38c30b | Active | €349,000 | €3,356 | 5.7% | 65 | 79 |
| praceta da Constituição de 1976 | Active | €349,000 | €3,324 | 6.6% | 70 | 74 |
| estrada Serra da Mira | Active | €389,000 | €3,536 | 0.6% | 70 | 81 |
| Mina de Água · 1e65e6 | Active | €389,000 | €3,536 | 0.6% | 71 | 74 |
| Median comp | €369,000 | €3,446 | 3.1% | 70 | 77 |
Long-term rental This property is priced 34.8% above its fair value, indicating a significant risk for long-term rental investment. With a gross yield of only 3.9%, the returns do not justify the high purchase price. Family rental Given its suburban location and decent neighborhood rating of 73/100, this apartment may attract families; however, its overpriced status at €370,000 diminishes the appeal. The combination of a fair value of €241,185 and a yield of 3.9% suggests this is not an attractive option for family rentals. Buy-and-hold Investing in this property as a buy-and-hold strategy is inadvisable due to its 34.8% gap above fair value, signaling that it is overpriced. While the connection to the city may support long-term value, the current valuation severely impacts potential appreciation. Not ideal for short-term vacation rental Due to its overvaluation at €370,000, this property is not well-suited for the short-term vacation rental market. The lower yield and higher acquisition cost undermine profitability in this segment. Not ideal for student housing This property’s status as overpriced at €370,000 limits its viability for student housing, especially given the low gross yield of 3.9%. Additionally, the suburban location may not appeal to the typical student demographic seeking proximity to educational institutions.
Economic Transition Risk The economic stability score of 75 indicates potential volatility in local employment and market conditions that could affect property demand, while a tenant stability score of 70 reveals a moderate risk of tenant turnover affecting rental income.
