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 the kitchen and bedroom's versatility, expanding usable space while showcasing unobstructed views of the surrounding area. Location Advantage: Proximity to Damaia train station ensures quick access to downtown Lisbon and Sintra.
The valuation. The asking price of €250,000 significantly exceeds the fair value of €149,591, resulting in a difference of €100,409 (40.2%). Verdict: overpriced.
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 €208,560 (€3,476/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.
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.
Águas Livres, Amadora, Lisbon
Area baseline €208,560 + 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.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · ba3f95 | Subject | €250,000 | €4,167 | — | 74 | 78 |
| rua 17 de Setembro, 49 | Active | €299,000 | €4,211 | 1.1% | 80 | 76 |
| Mina de Água · f3657f | Active | €295,000 | €4,538 | 8.9% | 73 | 72 |
| Venteira · ba3f99 | Active | €299,990 | €4,615 | 10.8% | 72 | 80 |
| Encosta do Sol · 82c668 | Active | €298,000 | €3,772 | 9.5% | 75 | 70 |
| Median comp | €298,500 | €4,375 | 5.0% | 74 | 74 |
Long-term rental The property is overpriced at €250,000 compared to the fair value of €149,591, representing a significant gap of 40.2%. This could hinder the potential for a favorable long-term rental yield, currently at 4.6% gross, especially in a suburban area such as Águas Livres where access to amenities is generally high. Family rental Given the high asking price of €250,000, the property does not align well with the fair value estimate of €149,591, resulting in it being priced 40.2% above fair value. While the neighbourhood offers a decent environment for families, the elevated cost could limit its appeal in the family rental market. Buy-and-hold The significant pricing discrepancy, with the property listed at €250,000 versus a fair value of €149,591 (40.2% gap), indicates that it is not an ideal buy-and-hold investment at this time. The projected gross yield of 4.6% may struggle to attract long-term appreciation in an inflated price scenario like this. Not ideal for: Luxury market, Short-term vacation rental, Student housing The property’s high valuation of €250,000 against a fair value of €149,591 reflects a misalignment in segments like luxury, vacation, and student markets, where price sensitivity is critical. Given this scenario, these strategies are likely to face significant challenges in achieving strong returns.
Tenant turnover risk With a tenant stability score of 70/100, there is a moderate risk of tenant turnover, which can lead to potential vacancies and increased costs associated with finding new tenants.
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