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, 2-bathroom apartment of 110 m², energy rating A. Located on rua Luís Ludovice, 11, Águas Livres parish, Amadora municipality, Lisbon district. This property boasts high-quality materials throughout, including modern thermal and electric shutters, ensuring energy efficiency and enhanced comfort for residents.
The valuation. The asking price of €468,000 is significantly above the fair value of €284,391, representing an overpricing of €183,609 (39.2%). This valuation suggests that the property is currently not a sound investment. Buy-to-flip angle. A buy-to-flip strategy may struggle due to the high asking price, limiting potential profit margins. Depending on market conditions, a renovation could potentially attract future buyers for a higher resale value. Buy-to-let angle. With estimated monthly rents around €1,287, the gross yield stands at 3.3%, which is quite modest. The property's quality and location could appeal to families seeking long-term rentals in a suburban environment.
Fair value modelled at €284,391 from the area baseline, adjusted for condition and location. Asking €468,000 sits €183,609 (39.2%) above — overpriced versus fair value.
Asking €468,000 versus the rua Luís Ludovice, 11 area baseline of €244,310 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 81 · Amenities 75 · Economic 80 · Tenant Quality 78). Strong amenities and housing-market momentum support a premium to baseline.
rua Luís Ludovice, 11
Area baseline €244,310 + condition +€12,719 + location +€27,363 = modelled fair value of €284,391 (€2,585/m²), a €183,609 (39.2%) gap versus the €468,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luís Ludovice, 11 | Subject | €468,000 | €4,255 | — | 78 | 78 |
| rua Baden Powell, 1 | Active | €480,000 | €3,692 | 13.2% | 79 | 76 |
| rua Espregueira Mendes | Active | €495,000 | €3,808 | 10.5% | 85 | 82 |
| rua Doutor António Luz, 48 | Active | €625,000 | €4,630 | 8.8% | 75 | 81 |
| avenida Fernando Valle, 100 | Active | €475,000 | €3,800 | 10.7% | 76 | 76 |
| Median comp | €487,500 | €3,804 | 10.6% | 78 | 79 |
Long-term rental This property offers a gross yield of only 3.3%, making it less attractive for long-term rental investments. Given its overpriced status, investors may find better opportunities elsewhere in the Greater Lisbon area. Buy-and-hold While the property may appreciate over time, its significant gap of 39.2% from fair value indicates it is currently overpriced. Thus, potential buy-and-hold investors should be cautious, as the high entry price may hinder future capital gains. Family rental This apartment’s condition rating of 82/100 and the suburban environment make it suitable for family rentals; however, the property’s overpriced nature limits its appeal. Investors seeking family rental properties might consider alternatives that offer better value for money in the neighbourhood. Not ideal for short-term vacation rental The property is not suitable for short-term vacation rentals, particularly due to its high valuation and low yield. This property’s pricing does not support the expectations typical in the vacation rental market. Not ideal for student housing Given its considerable gap from fair value and its overall yield, this property is not suited for the student housing market. The costs associated with this investment could outweigh the potential rewards in this sector.
Tenant turnover risk The tenant stability score of 78/100 indicates potential volatility in tenant retention, possibly leading to increased vacancy rates and associated costs.
