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 68 m². Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes an enclosed balcony off the kitchen, enhancing functionality, and offers air conditioning in the living room for year-round comfort.
The valuation. The asking price of €250,000 is significantly above fair value, which stands at €147,051, creating a disparity of €102,949 (41.2%). This indicates that the property is overpriced, warranting careful consideration for potential investors.
Fair value modelled at €147,051 from the area baseline, adjusted for condition and location. Asking €250,000 sits €102,949 (41.2%) above — overpriced versus fair value.
Asking €250,000 versus the Águas Livres, Amadora, Lisbon area baseline of €151,028 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 (Condition 52 · Materials 58 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €151,028 + condition -€22,100 + location +€18,123 = modelled fair value of €147,051 (€2,163/m²), a €102,949 (41.2%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · cfdc13 | Subject | €250,000 | €3,676 | — | 52 | 80 |
| rua de Porto Santo, 1 | Active | €255,000 | €4,048 | 10.1% | 60 | 73 |
| rua Doutor Manuel de Arriaga | Active | €264,000 | €4,400 | 19.7% | 54 | 76 |
| rua Doutor Manuel de Arriaga | Active | €264,000 | €4,400 | 19.7% | 62 | 72 |
| avenida Pedro Álvares Cabral | Active | €282,500 | €4,484 | 22.0% | 56 | 74 |
| Median comp | €264,000 | €4,400 | 19.7% | 58 | 74 |
Long-term rental The property at €250,000 is significantly overpriced compared to its fair value of €147,051, leading to a notable gap of 41.2%. Although it offers a gross yield of 4.6%, the elevated price may limit returns in the long-term rental market. Family rental With a property value exceeding its fair worth, the €250,000 listing suggests a 41.2% overvaluation that could deter families seeking reasonably priced housing. While the neighborhood scores well at 80/100, the high price point may restrict the target demographic's ability to rent. Buy-and-hold Investing in this property for a buy-and-hold strategy may not be advisable due to its considerable overpricing—€250,000 versus a fair value of €147,051, equating to a 41.2% gap. Although the area shows promise, the cost undermines potential appreciation and yield prospects in the long run.
Tenant volatility risk With a tenant stability score of 70/100, there is an increased risk of tenant turnover which could impact consistent rental income and increase vacancy rates.
