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 51 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes a contemporary open-space kitchen integrated with the living area, enhancing social interaction and functionality in a compact layout.
The valuation. The asking price of €264,700 is significantly above the fair value of €130,978, representing a 50.5% premium. With such an overpricing, the investment opportunity is unlikely to yield satisfactory long-term returns. Buy-to-flip angle. A buy-to-flip strategy would require significant renovations to justify resale pricing, given the current market conditions. The potential resale gain may not cover the higher initial purchase price given its overpriced status. Buy-to-let angle. The gross yield of 3.7%, roughly €816/month, suggests modest rental income potential. However, considering the high purchase price, potential investors may find the rental landscape less attractive for long-term holdings.
Fair value modelled at €130,978 from the area baseline, adjusted for condition and location. Asking €264,700 sits €133,722 (50.5%) above — overpriced versus fair value.
Asking €264,700 versus the Águas Livres, Amadora, Lisbon area baseline of €113,271 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 84 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 82 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €113,271 + condition +€5,020 + location +€12,686 = modelled fair value of €130,978 (€2,568/m²), a €133,722 (50.5%) gap versus the €264,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · d7a3ba | Subject | €264,700 | €5,190 | — | 78 | 78 |
| Águas Livres · 99f502 | Active | €274,700 | €5,386 | 3.8% | 80 | 80 |
| Benfica · 0dd02e | Active | €530,000 | €6,625 | 27.6% | 80 | 75 |
| Águas Livres · d7a3bd | Active | €264,700 | €5,190 | 0% | 78 | 74 |
| Águas Livres · 38959b | Active | €274,700 | €5,386 | 3.8% | 80 | 81 |
| Median comp | €274,700 | €5,386 | 3.8% | 80 | 78 |
Long-term rental The property in Águas Livres, Amadora is overpriced, with a significant gap of 50.5% compared to its fair value. With a gross yield of only 3.7%, this investment is unlikely to provide favorable long-term returns, especially in a competitive rental market. Family rental Family rental potential is limited as this 2-bed apartment is significantly overpriced, making it less appealing for budget-conscious tenants. While the area offers good schools and safety, the 50.5% gap from fair value may deter families seeking affordable housing options. Buy-and-hold The buy-and-hold strategy appears unfeasible given the 50.5% overpricing of this property in Águas Livres, Amadora. With a gross yield of only 3.7%, capturing long-term appreciation while paying a premium may compromise overall investment performance.
Potential Economic Downturn If the economic stability score of 80/100 fails to sustain its performance, the property could face decreased tenant demand due to potential job losses or economic slowdowns, impacting rental income.
