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 82 m², built in 1983, energy rating E. Located on praceta Conde de Arnoso, 11, Águas Livres parish, Amadora municipality, Lisbon district. Unique Feature: The building's strong structural integrity allows for potential renovations, while its strategic location offers easy access to major transport routes and a vibrant local community.
The valuation. The asking price of €350,000 is significantly above the fair value of €155,121, resulting in an overvaluation of €194,879 (55.7%). This indicates that the property is overpriced based on current market conditions.
Fair value modelled at €155,121 from the area baseline, adjusted for condition and location. Asking €350,000 sits €194,879 (55.7%) above — overpriced versus fair value.
Asking €350,000 versus the praceta Conde de Arnoso, 11 area baseline of €276,750 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 36/100 (Condition 30 · Materials 35 · Room dimensions 45). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 85 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praceta Conde de Arnoso, 11
Area baseline €276,750 + condition -€49,584 + location +€22,583 = modelled fair value of €155,121 (€1,892/m²), a €194,879 (55.7%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Conde de Arnoso, 11 | Subject | €350,000 | €4,268 | — | 30 | 81 |
| Águas Livres · e40a6e | Active | €255,000 | €4,048 | 5.2% | 40 | 74 |
| rua Elias Garcia | Active | €250,000 | €3,472 | 18.7% | 54 | 77 |
| Águas Livres · 735463 | Active | €200,000 | €3,922 | 8.1% | 42 | 72 |
| rua Raúl de Campos Palermo | Active | €270,000 | €3,971 | 7.0% | 55 | 70 |
| Median comp | €252,500 | €3,947 | 7.5% | 48 | 73 |
Long-term rental The property in Águas Livres, Amadora, is overpriced at €350,000, significantly exceeding the fair value of €155,121, reflecting a 55.7% gap. Although the neighbourhood rating is high at 81/100, the low yield of 3.4% and condition score of 36/100 indicate that it may not be a sustainable long-term rental investment. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy is not advisable due to its overpricing, being listed at €350,000 versus a fair value of €155,121, a substantial 55.7% discrepancy. Despite a strong local economy, the combination of low yield and poor condition compromises the potential for attractive returns over time. Family rental As a family rental, the property is overpriced at €350,000 with a fair market value of only €155,121, translating to a 55.7% difference. While the neighbourhood is desirable, the combination of a low yield and an average condition score suggests that this property may not effectively meet the needs of potential family tenants.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could lead to potential vacancies and loss of rental income.
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