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 65 m², built in 1973, energy rating D. Located on rua Padre Américo, Águas Livres parish, Amadora municipality, Lisbon district. This property features a high ground floor location, offering enhanced privacy and convenience while being strategically positioned near vital local amenities and public transportation.
The valuation. The asking price of €310,000 is significantly above fair value, which stands at €136,693. The difference of €173,307 indicates the property is overpriced by 55.9%.
Fair value modelled at €136,693 from the area baseline, adjusted for condition and location. Asking €310,000 sits €173,307 (55.9%) above — overpriced versus fair value.
Asking €310,000 versus the rua Padre Américo area baseline of €225,940 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 (Condition 54 · Materials 55 · Room dimensions 53). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Padre Américo
Area baseline €225,940 + condition -€21,531 + location +€13,859 = modelled fair value of €136,693 (€2,103/m²), a €173,307 (55.9%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre Américo | Subject | €310,000 | €4,769 | — | 54 | 74 |
| rua Pedro Álvares Cabral, 678 | Active | €210,000 | €5,250 | 10.1% | 60 | 77 |
| Benfica · 261edb | Active | €310,000 | €3,974 | 16.7% | 50 | 75 |
| estrada de Benfica | Active | €330,000 | €5,690 | 19.3% | 55 | 77 |
| Benfica · 65a686 | Active | €395,000 | €5,338 | 11.9% | 48 | 76 |
| Median comp | €320,000 | €5,294 | 11.0% | 53 | 77 |
Long-term rental This property, listed at €310,000, is significantly overpriced with a fair value of only €136,693, creating a gap of 55.9%. The gross yield of 3.7% does not justify the investment at this price, particularly given the apartment's average condition rating of 54/100. Family rental Despite its suburban location in Águas Livres, the apartment's listing price of €310,000 far exceeds its fair value of €136,693, reflecting a 55.9% gap. Family rental appeal is undermined by the property’s inadequate condition score of 54/100 and the overall investment risk associated with the high asking price. Buy-and-hold The investment potential for a buy-and-hold strategy is limited by the current market listing of €310,000, which is overpriced compared to the fair value of €136,693, resulting in a 55.9% discrepancy. The projected gross yield of 3.7% does not compensate for the high initial cost and the apartment's below-average condition rating of 54/100.
Tenant turnover risk High tenant turnover could occur due to a Tenant Stability score of 70/100, which may lead to increased vacancy rates and additional costs for tenant recruitment and property maintenance.
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