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 81 m², built in 1974, energy rating D. Located on rua Luís de Camões, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes a storage room, providing practical additional space, and showcases a blend of modern upgrades in the kitchen and bathroom amidst classic features.
The valuation. The asking price of €295,000 exceeds the fair value of €187,773 by €107,227, which amounts to 36.3%. This property is therefore considered overpriced. Buy-to-flip angle. A resale strategy could focus on cosmetic upgrades to appeal to a broader market, aiming for a quick turnaround. Buy-to-let angle. With an estimated monthly rental income of €1,008, the gross yield is 4.1%, making it a viable option for long-term rental investment.
Fair value modelled at €187,773 from the area baseline, adjusted for condition and location. Asking €295,000 sits €107,227 (36.3%) above — overpriced versus fair value.
Asking €295,000 versus the rua Luís de Camões area baseline of €281,556 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 70 · Materials 68 · Room dimensions 62). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Luís de Camões
Area baseline €281,556 + condition -€12,277 + location +€20,149 = modelled fair value of €187,773 (€2,318/m²), a €107,227 (36.3%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luís de Camões | Subject | €295,000 | €3,642 | — | 70 | 78 |
| rua Sebastião da Gama, 5 | Active | €275,000 | €3,618 | 0.6% | 70 | 73 |
| rua Doutor Manuel de Arriaga | Active | €264,000 | €4,400 | 20.8% | 62 | 72 |
| rua Joaquim Tim Tim Sitima, 12 | Active | €349,000 | €4,592 | 26.1% | 72 | 70 |
| Falagueira-Venda Nova · 001bdb | Active | €250,000 | €3,472 | 4.7% | — | 73 |
| Median comp | €269,500 | €4,009 | 10.1% | 70 | 73 |
Long-term rental Given the 36.3% gap versus fair value, this 2-bed apartment in Águas Livres is not a sound investment for long-term rental, as the current listing price of €295,000 significantly exceeds its fair value of €187,773. Additionally, with a gross yield of only 4.1%, the potential returns do not justify the overpricing in a moderate-neighboring area with a condition score of 65/100. Buy-and-hold The buy-and-hold strategy is not advisable here, as the apartment's fair value is €187,773 while it is listed at €295,000, resulting in an overpriced scenario that limits capital appreciation potential. Moreover, the gross yield of 4.1% indicates that investors may struggle to achieve meaningful returns over the holding period. Family rental While family rentals often benefit from stable demand, this property is currently overpriced at €295,000 against a fair value of €187,773, making it a high-risk investment for family-oriented tenants looking for reasonable rental prices. Furthermore, the property’s 4.1% gross yield alongside its modest condition rating raises concerns about its long-term viability as a family rental option.
Potential tenant turnover The tenant stability score of 75/100 suggests a moderate risk of turnover, potentially leading to increased vacancy rates and costs associated with re-letting the property.
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