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 60 m², built in 1973, energy rating C. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes enclosed balconies that enhance usable space in the kitchen and one bedroom, contributing to a versatile living environment with unobstructed views. Location Advantage: Steps away from Damaia train station, offering easy access to Lisbon and Sintra.
The valuation. The asking price of €250,000 is significantly higher than the fair value of €198,964, reflecting an overpricing of €51,036, or 20.4%. This discrepancy suggests the property is not a sound investment choice at its current listing.
Fair value modelled at €149,591 from the area baseline, adjusted for condition and location. Asking €250,000 sits €100,409 (40.2%) above — overpriced versus fair value.
Asking €250,000 versus the Águas Livres, Amadora, Lisbon area baseline of €133,260 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx. Full condition report →
Neighbourhood score 78/100 (Housing Market 80 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline. Full location report →
Águas Livres, Amadora, Lisbon
Area baseline €133,260 + condition +€1,406 + location +€14,925 = modelled fair value of €149,591 (€2,493/m²), a €100,409 (40.2%) gap versus the €250,000 asking price.
Long-term rental The property's current listing of €250,000 exceeds its fair value of €198,964 by 20.4%, indicating it is overpriced for a long-term rental strategy. With a gross yield of 4.6%, potential returns may not adequately compensate for the premium price, reducing attractiveness to tenant demographics. Family rental Given the neighborhood quality scores of 78/100, this 2-bed apartment offers decent amenities for families; however, its €250,000 listing suggests an inflated price compared to the fair value of €198,964. This premium places it in a challenging position for family rental appeal, as affordability may deter prospective tenants. Buy-and-hold While the semi-urban context of Águas Livres holds promise for long-term capital appreciation, the current pricing at €250,000 reveals a 20.4% gap from the fair value of €198,964, marking it as overpriced. This situation poses risks for buy-and-hold investors, as expected value increase may not be realized quickly due to the initial premium paid for the property.
Tenant turnover risk High tenant turnover is a concern due to the Tenant stability score of 70/100, potentially affecting consistent rental income.
