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 €259,875 (€3,375/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 €259,875 + 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.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · ba3abc | Subject | €349,000 | €4,532 | — | 85 | 76 |
| rua Herculano de Carvalho, 70 | Active | €319,000 | €4,253 | 6.2% | 80 | 78 |
| avenida São Pedro, 7R | Active | €360,000 | €4,235 | 6.6% | 80 | 73 |
| Carnaxide e Queijas · 96c0fa | Active | €395,000 | €4,938 | 8.9% | 82 | 74 |
| praceta São Jorge da Mina | Active | €290,000 | €4,085 | 9.9% | 76 | 78 |
| Median comp | €339,500 | €4,244 | 6.4% | 80 | 76 |
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.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
