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. This ground-floor apartment includes easy parking options and a modern kitchen with new appliances, perfect for practical living in a well-connected area.
The valuation. The asking price of €310,000 is significantly above the calculated fair value of €247,779. This results in an overpricing of €62,221 (20.1%).
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 €166,575 (€2,221/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. Full condition report →
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. Full location report →
Águas Livres, Amadora, Lisbon
Area baseline €166,575 + 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.
Long-term rental The property is overpriced at €310,000, with a fair value of only €247,779, indicating a significant gap of 20.1%. At a gross yield of 3.7%, the investment may not generate sufficient returns to justify the elevated price in the current market. Family rental This 2-bed apartment in Águas Livres is listed above fair market value, which may limit its appeal to family renters looking for reasonable accommodation options. With a neighbourhood rating of 73/100, its suitability for families is hindered by the high rental price. Buy-and-hold The apartment's current value of €310,000 is not aligned with its fair value of €247,779, suggesting it may be a poor choice for a buy-and-hold strategy. As the investment is overpriced, potential appreciation in value does not compensate for the higher entry cost.
[Tenant turnover risk] With a tenant stability score of 65/100, there is an elevated risk of frequent tenant turnover, which could lead to increased vacancy rates and associated costs.
