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, 1-bathroom apartment of 66 m², built in 1980, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy features: The apartment includes a cozy balcony offering sunrise views and benefits from an additional attic space with skylights and blackout shades for versatile use.
The valuation. The asking price of €270,000 exceeds the fair value of €163,172 by €106,828, marking a 39.6% premium. This property is overpriced based on comparative market analysis.
Fair value modelled at €163,172 from the area baseline, adjusted for condition and location. Asking €270,000 sits €106,828 (39.6%) above — overpriced versus fair value.
Asking €270,000 versus the Águas Livres, Amadora, Lisbon area baseline of €146,586 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 75 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €146,586 + condition +€1,341 + location +€15,245 = modelled fair value of €163,172 (€2,472/m²), a €106,828 (39.6%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 65a831 | Subject | €270,000 | €4,091 | — | 75 | 76 |
| rua Dom João de Castro, 11 | Active | €330,000 | €3,143 | 23.2% | 80 | 78 |
| avenida de Aljubarrota S / N | Active | €299,580 | €3,609 | 11.8% | 73 | 80 |
| Águas Livres · 25f5bd | Active | €295,000 | €4,214 | 3.0% | 72 | 75 |
| praceta da Índia, 6 | Active | €280,000 | €3,836 | 6.2% | 75 | 78 |
| Median comp | €297,290 | €3,723 | 9.0% | 74 | 78 |
Long-term rental This property, priced at €270,000, is significantly overpriced compared to its fair market value of €163,172, indicating a 39.6% gap. With a gross yield of only 4.1%, it does not present an attractive investment opportunity for long-term rental purposes. Family rental While the area of Águas Livres, Amadora, offers a relatively good environment for families, the listing price of €270,000 is excessive when balanced against the fair value of €163,172. The gross yield of 4.1% suggests that high cash flow potential is not afforded in this overpriced property. Buy-and-hold The buy-and-hold strategy appears less viable with this 3-bed apartment listed at €270,000, considering it is overpriced by 39.6% against a fair value of €163,172. The potential appreciation benefits are limited due to the unfavorable yield of 4.1%, making this a less appealing long-term investment. Not ideal for: Short-term vacation rental, Student housing, Luxury market
Economic Vulnerability The property is at risk due to a high economic stability score of 80/100, suggesting potential sensitivity to economic fluctuations that could affect tenant demand and rental income.
