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. Notable Features: This apartment includes floating flooring and recessed lighting, enhancing its modern aesthetic and maximizing the brightness throughout the well-structured living spaces.
The valuation. The asking price of €264,700 is significantly above fair value, exceeding it by €136,172 (51.4%). This property is considered overpriced based on current market conditions.
Fair value modelled at €128,528 from the area baseline, adjusted for condition and location. Asking €264,700 sits €136,172 (51.4%) 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 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 76 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €113,271 + condition +€4,383 + location +€10,874 = modelled fair value of €128,528 (€2,520/m²), a €136,172 (51.4%) gap versus the €264,700 asking price.
Long-term rental Given the property's listing price of €264,700, which is 51.4% above its fair value of €128,528, long-term rental may not yield the expected returns. The gross yield of 5.1% does not compensate for the significant gap, suggesting that this investment could be financially risky. Family rental While the apartment may appeal to families due to its size and neighborhood amenities, the 51.4% disparity from fair value indicates that the property is overpriced. Families may seek more value for their money, which could limit demand and rental potential. Buy-and-hold Investing in a buy-and-hold strategy for this apartment carries considerable risk due to its significant overvaluation of 51.4% against the fair value. With a gross yield of only 5.1%, the long-term appreciation potential may not suffice to feasibly offset the current price. Not ideal for: The property is not well-suited for short-term vacation rentals due to its high listing price, which could deter tourists seeking affordable options. Similarly, it is not appropriate for student housing given the skew in value versus rental yield, making such an investment less appealing. Luxury market The apartment's pricing and gross yield do not align with typical luxury market expectations, marking it as overpriced in this segment. Potential luxury tenants or investors might overlook a property that does not reflect the quality or value typically associated with higher-end rentals.
Tenant turnover risk A Tenant stability score of 70/100 indicates a potential risk of increased turnover, which may lead to higher vacancy rates and associated costs.
