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 62 m², built in 1977, energy rating B. Located on praceta Conde de Ericeira, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment benefits from tilt-and-turn windows, enhancing natural light while providing superior insulation against noise and outdoor temperatures. Location Advantage: Situated conveniently near public transport and essential amenities.
The valuation. The asking price of €307,000 is significantly higher than the fair value of €161,492, showing an overpricing of €145,508 (47.4%). This premium renders the property a poor investment opportunity. Buy-to-flip angle. The potential resale strategy could target a market price closer to fair value, aiming for a quick turnaround in a stable neighborhood. However, the current high price limits immediate profit potential. Buy-to-let angle. With an estimated rental income of €947/month, the gross yield is only 3.7%, suggesting that the rental income may not sufficiently hedge against the high initial investment in the long term.
Fair value modelled at €161,492 from the area baseline, adjusted for condition and location. Asking €307,000 sits €145,508 (47.4%) above — overpriced versus fair value.
Asking €307,000 versus the praceta Conde de Ericeira area baseline of €209,250 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praceta Conde de Ericeira
Area baseline €209,250 + condition +€7,266 + location +€16,524 = modelled fair value of €161,492 (€2,605/m²), a €145,508 (47.4%) gap versus the €307,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Conde de Ericeira | Subject | €307,000 | €4,952 | — | 80 | 80 |
| rua Professor Doutor Egas Moniz, 8 | Active | €350,000 | €5,738 | 15.9% | 80 | 76 |
| avenida da República | Active | €498,000 | €5,473 | 10.5% | 75 | 80 |
| rua Espregueira Mendes, 12 | Active | €530,000 | €5,889 | 18.9% | 80 | 78 |
| rua Vieira Lusitano | Active | €315,000 | €4,500 | 9.1% | 78 | 80 |
| Median comp | €424,000 | €5,606 | 13.2% | 79 | 79 |
Long-term rental With a gross yield of 3.7%, this property is overpriced, limiting its attractiveness for long-term rental strategy. The significant gap of 47.4% from its fair value of €161,492 suggests that rent collection may not sufficiently compensate for the excessive purchase price. Family rental While the neighborhood scores 80/100 and is generally safe, the 47.4% markup makes this property less appealing for families looking for value. The condition rating of 83/100 does not offset the financial drawbacks associated with its current listing price. Buy-and-hold Although the proximity to Lisbon provides a stable market outlook, the property’s overvaluation of 47.4% means that long-term holdings could be compromised financially. Investors may face prolonged underperformance given the significant difference between the asking price and the property's fair value.
Tenant turnover risk The combination of an economic stability score of 80 and a tenant stability score of 75 suggests a moderate risk of tenant turnover, which may impact cash flow stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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