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 130 m², built in 2021, energy rating A. Located on rua Espregueira Mendes, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes a private 21 m² garage box, ensuring secure parking and additional storage convenience in the heart of Águas Livres.
The valuation. The asking price of €495,000 exceeds the fair value of €341,937 by €153,063 (30.9%), indicating that the property is overpriced. This significant discrepancy raises concerns for potential investors assessing its market worth.
Fair value modelled at €341,937 from the area baseline, adjusted for condition and location. Asking €495,000 sits €153,063 (30.9%) above — overpriced versus fair value.
Asking €495,000 versus the rua Espregueira Mendes area baseline of €288,730 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 85 · Materials 88 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 82/100 (Housing Market 80 · Amenities 85 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Espregueira Mendes
Area baseline €288,730 + condition +€16,250 + location +€36,957 = modelled fair value of €341,937 (€2,630/m²), a €153,063 (30.9%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Espregueira Mendes | Subject | €495,000 | €3,808 | — | 85 | 82 |
| rua Baden Powell, 1 | Active | €480,000 | €3,692 | 3.0% | 79 | 76 |
| urbanização da Vila Chã | Active | €475,000 | €2,969 | 22.0% | 75 | 75 |
| rua Luís Ludovice, 11 | Active | €468,000 | €4,255 | 11.7% | 78 | 78 |
| rua Espregueira Mendes | Active | €485,000 | €4,450 | 16.9% | 82 | 76 |
| Median comp | €477,500 | €3,974 | 4.4% | 79 | 76 |
Long-term rental The 2-bed apartment in Águas Livres is currently priced at €495,000, which is 30.9% above its fair value of €341,937, making it an overpriced investment. Despite a decent gross yield of 3.1%, the high asking price limits potential profitability in the long-term rental market. Family rental This property is situated in a suburb of Greater Lisbon with a neighborhood quality rating of 82/100; however, the €495,000 price tag significantly exceeds its fair value of €341,937, reflecting a gap of 30.9%. While the apartment's condition is impressive at 86/100, the pricing renders it less appealing for family rentals from a financial standpoint. Buy-and-hold Investing in this 2-bed apartment for a buy-and-hold strategy is not advisable due to its overpriced listing at €495,000 versus a fair value of €341,937, which indicates a 30.9% premium. Although the neighborhood benefits from the metropolitan economy, potential returns are constrained by the inflated purchase price, leading to diminished long-term value prospects.
Tenant turnover risk The tenant stability score of 75/100 suggests a moderate risk of tenant turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.**
