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 77 m², energy rating C. Located Águas Livres parish, Amadora municipality, Lisbon district. This apartment features a sunroom accessible from both the kitchen and one bedroom, offering versatile space for storage or laundry in a bright, airy environment.
The valuation. The asking price of €349,000 is significantly above the fair value of €198,428, creating an imbalance of €150,572 (43.1%). This property is overpriced and represents a potential hurdle for investors seeking fair financial returns.
Fair value modelled at €198,428 from the area baseline, adjusted for condition and location. Asking €349,000 sits €150,572 (43.1%) above — overpriced versus fair value.
Asking €349,000 versus the Águas Livres, Amadora, Lisbon area baseline of €171,017 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 85 · Materials 84 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €171,017 + condition +€9,625 + location +€17,786 = modelled fair value of €198,428 (€2,577/m²), a €150,572 (43.1%) gap versus the €349,000 asking price.
Family rental This 2-bed apartment in Águas Livres is currently overpriced at €349,000 compared to its fair value of €198,428, leading to affordability challenges for families looking for quality housing. With a gross yield of only 3.2% and a neighborhood rating of 76/100, the investment potential seems limited for family rental purposes. Long-term rental Given the current market conditions and an 84/100 property condition rating, this apartment's asking price indicates it is overpriced, with a substantial gap from its fair value. The modest yield of 3.2% further emphasizes that this property may not be a wise choice for long-term rental investments. Buy-and-hold Investing in this 2-bed apartment for a buy-and-hold strategy could be disappointing due to its overpriced listing of €349,000 versus a fair value of €198,428. Particularly with a long-term projection of yield at only 3.2%, this property lacks the necessary attributes for a solid buy-and-hold investment strategy.
Tenant turnover risk With a tenant stability score of 70/100, there is an increased likelihood of turnover, which can lead to potential vacancy periods and loss of rental income.
