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 75 m², built in 1960, energy rating E. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes easy parking access and a strategic location near IC19 and the 2nd Circular, enhancing daily commutes and accessibility to essential services.
The valuation. The asking price of €310,000 is significantly higher than the fair value of €187,173, resulting in a discrepancy of €122,827 (39.6%). This property is overpriced and does not represent a sound investment opportunity.
Fair value modelled at €187,173 from the area baseline, adjusted for condition and location. Asking €310,000 sits €122,827 (39.6%) above — overpriced versus fair value.
Asking €310,000 versus the Águas Livres, Amadora, Lisbon area baseline of €260,700 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 76 · Materials 82 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €260,700 + condition +€5,273 + location +€15,325 = modelled fair value of €187,173 (€2,496/m²), a €122,827 (39.6%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 96c3c2 | Subject | €310,000 | €4,133 | — | 76 | 73 |
| praceta António Boto, 10-1E | Active | €340,000 | €5,000 | 21.0% | 73 | 77 |
| rua António Pedro | Active | €339,000 | €4,134 | 0% | 68 | 74 |
| rua General João de Almeida S / N | Active | €295,000 | €3,782 | 8.5% | 78 | 72 |
| rua General João de Almeida | Active | €299,000 | €4,600 | 11.3% | 85 | 81 |
| Median comp | €319,000 | €4,367 | 5.7% | 76 | 76 |
Long-term rental The property in Águas Livres is overpriced at €310,000, which represents a substantial 39.6% gap compared to its fair value of €187,173. With a gross yield of only 3.7%, the financial attractiveness for long-term rental is significantly diminished. Family rental While the property is suitable for family rental, the asking price of €310,000 is 39.6% above fair market value, suggesting a lack of investment appeal. Families may demand more competitive pricing in the area, particularly with a yield of just 3.7% and neighborhood ratings indicating modest amenities and tenant quality. Buy-and-hold Investing in this property for a buy-and-hold strategy is not recommended given its current listing price, which is 39.6% higher than the fair value. The gross yield of 3.7% does not justify the elevated entry cost, which could hinder long-term capital appreciation potential due to the market's average conditions.
Tenant turnover risk The tenant stability score of 65/100 suggests potential challenges in maintaining reliable occupancy, which could lead to increased turnover costs and vacancy periods.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
