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 86 m², built in 1987, energy rating E. Located on rua República da Guiné-Bissau, Águas Livres parish, Amadora municipality, Lisbon district. Unique Feature: This apartment includes two private balconies off the bedrooms, enhancing outdoor space and providing charming views of Águas Livres, creating a serene getaway within the urban environment.
The valuation. The asking price of €329,000 exceeds the fair value of €200,792 by €128,208, marking a 39.0% overvaluation. As such, the property is overpriced and may not be a sound financial investment.
Fair value modelled at €200,792 from the area baseline, adjusted for condition and location. Asking €329,000 sits €128,208 (39.0%) above — overpriced versus fair value.
Asking €329,000 versus the rua República da Guiné-Bissau area baseline of €298,936 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua República da Guiné-Bissau
Area baseline €298,936 + condition -€10,078 + location +€19,865 = modelled fair value of €200,792 (€2,335/m²), a €128,208 (39.0%) gap versus the €329,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua República da Guiné-Bissau | Subject | €329,000 | €3,826 | — | 70 | 76 |
| Águas Livres · 023b3a | Active | €320,000 | €3,596 | 6.0% | 70 | 77 |
| São Domingos de Benfica · ba599c | Active | €670,000 | €5,583 | 45.9% | 65 | 80 |
| avenida Chaby Pinheiro, 4B | Active | €420,000 | €3,500 | 8.5% | 72 | 76 |
| Águas Livres · 82c88a | Active | €400,000 | €3,478 | 9.1% | 72 | 80 |
| Median comp | €410,000 | €3,548 | 7.3% | 71 | 79 |
Long-term rental Given the fair value of €200,792, the current list price of €329,000 indicates a significant overpricing of 39.0%. While the gross yield of 4.1% may seem attractive, the disparity between the listing price and fair value suggests that potential long-term rental returns may not justify the investment. Buy-and-hold Investing in this property at €329,000, when it is overpriced relative to its fair value of €200,792, poses a risk to future appreciation. The current market conditions and yield of 4.1% do not support a favorable buy-and-hold strategy, making it less appealing for long-term investors. Family rental Despite being located in a suburban area with a good mix of local and expatriate families, the apartment's price of €329,000 is significantly above the fair value of €200,792. This overpricing limits the attractiveness for family rental prospects, as potential renters may seek more competitively priced options in the area.
Potential Tenant Turnover The tenant stability score of 70/100 indicates a moderate risk of turnover, which could lead to increased vacancy rates and rental income instability.
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