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 61 m², built in 1966, energy rating C. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes an inviting balcony for private outdoor enjoyment and features a comprehensive renovation with upgraded plumbing, electrical systems, and high-quality finishing materials.
The valuation. The asking price of €315,000 significantly exceeds the fair value of €154,944, representing a 50.8% premium. This property is overpriced and poses a substantial financial risk for investors.
Fair value modelled at €154,944 from the area baseline, adjusted for condition and location. Asking €315,000 sits €160,056 (50.8%) above — overpriced versus fair value.
Asking €315,000 versus the Águas Livres, Amadora, Lisbon area baseline of €212,036 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 80 · Materials 78 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €212,036 + condition +€4,289 + location +€15,174 = modelled fair value of €154,944 (€2,540/m²), a €160,056 (50.8%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 735669 | Subject | €315,000 | €5,164 | — | 80 | 78 |
| rua General Fernando Tamagnini, 2 | Active | €355,000 | €4,931 | 4.5% | 78 | 70 |
| travessa Antero de Quental | Active | €299,000 | €4,983 | 3.5% | 85 | 78 |
| Queluz e Belas · f3659c | Active | €334,900 | €3,721 | 27.9% | 80 | 69 |
| rua Actriz Maria Matos, 15 | Active | €395,000 | €6,583 | 27.5% | 85 | 76 |
| Median comp | €344,950 | €4,957 | 4.0% | 83 | 73 |
Long-term rental The 2-bed apartment in Águas Livres is currently overpriced at €315,000, significantly exceeding the fair value of €154,944. With a gross yield of only 3.3%, this property is unlikely to generate satisfactory returns for long-term investors in a competitive rental market. Family rental At a price of €315,000, this apartment is not aligned with the fair market value of €154,944, indicating a substantial overvaluation. Although the neighborhood is decent with a rating of 78/100, the high purchase price detracts from its viability for family rental purposes as it limits potential rental income. Buy-and-hold Investing in the Águas Livres apartment at the current listing price of €315,000 would be ill-advised, given its fair value of only €154,944, marking it as overpriced. Consequently, the future appreciation potential is questionable, further complicating the buy-and-hold strategy for prospective investors who seek reliable capital growth.
Tenant churn risk Tenant stability is at 75/100, indicating a moderate risk of tenant turnover which can impact cash flow and increase vacancy rates.
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