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 105 m², energy rating E. Located Águas Livres parish, Amadora municipality, Lisbon district. This apartment features a stylish open-plan kitchen and living area, maximizing natural light and providing an inviting space for social gatherings.
The valuation. The asking price of €599,900 is significantly higher than the fair value of €268,718, sitting at €331,182 above fair value, representing 55.2%. Verdict: overpriced. Buy-to-flip angle. This property’s high-quality finishes suggest a buy-to-flip potential; however, the current price point would require substantial appreciation to yield profitable returns within a short timeframe. Buy-to-let angle. With an estimated monthly rent of €1,350, the gross yield stands at 2.7%, making it a viable option for a long-term rental strategy despite the initial high purchase price.
Fair value modelled at €268,718 from the area baseline, adjusted for condition and location. Asking €599,900 sits €331,182 (55.2%) above — overpriced versus fair value.
Asking €599,900 versus the Águas Livres, Amadora, Lisbon area baseline of €233,205 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €233,205 + condition +€13,125 + location +€22,388 = modelled fair value of €268,718 (€2,559/m²), a €331,182 (55.2%) gap versus the €599,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 42020f | Subject | €599,900 | €5,713 | — | 80 | 74 |
| Benfica · 261ef8 | Active | €529,900 | €5,578 | 2.4% | 88 | 77 |
| rua das Pedralvas, 23 | Active | €499,000 | €4,990 | 12.7% | 72 | 74 |
| rua Engenheiro Nobre Guedes | Active | €599,900 | €5,504 | 3.7% | 79 | 76 |
| rua Doutor João de Barros | Active | €429,900 | €4,525 | 20.8% | 80 | 87 |
| Median comp | €514,450 | €5,247 | 8.2% | 80 | 77 |
Long-term rental The current listing price of €599,900 is significantly above the fair value of €268,718, suggesting an overvaluation that may impact long-term rental viability. With a gross yield of only 2.7%, this property is not optimally positioned for a sustainable long-term investment. Family rental Given the high price tag of €599,900 versus the fair value of €268,718, prospective family renters may find better options elsewhere, making this property overpriced. The neighborhood's amenities and services are adequate, yet do not justify the marked-up pricing, which could deter family tenants seeking value. Buy-and-hold Despite the property’s condition rating of 85/100, the inflated asking price of €599,900 compared to a fair value of €268,718 signals a significant gap that undermines its buy-and-hold potential. Investors may challenge the prospect of long-term appreciation when such a substantial overpricing exists in the current market environment.
Tenant turnover risk A tenant stability score of 65/100 indicates a moderately high likelihood of tenant turnover, potentially impacting rental income and occupancy rates negatively.
