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, 2-bathroom apartment of 90 m², energy rating A. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts a spacious terrace with a barbecue area, ideal for outdoor entertaining, and includes a garage box with extra storage for convenience.
The valuation. The asking price of €520,000 sits significantly above the fair value of €226,910, making it overpriced by €293,090 or 56.4%. This discrepancy suggests a reconsideration of investment opportunities within the area.
Fair value modelled at €226,910 from the area baseline, adjusted for condition and location. Asking €520,000 sits €293,090 (56.4%) above — overpriced versus fair value.
Asking €520,000 versus the Águas Livres, Amadora, Lisbon area baseline of €199,890 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 82 · Materials 79 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €199,890 + condition +€7,031 + location +€19,989 = modelled fair value of €226,910 (€2,521/m²), a €293,090 (56.4%) gap versus the €520,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 261f75 | Subject | €520,000 | €5,778 | — | 82 | 75 |
| avenida da República | Active | €498,000 | €5,473 | 5.3% | 75 | 80 |
| rua Espregueira Mendes, 12 | Active | €500,000 | €5,556 | 3.8% | 75 | 81 |
| rua Espregueira Mendes, 12 | Active | €530,000 | €5,889 | 1.9% | 80 | 78 |
| praceta Conde de Ericeira | Active | €307,000 | €4,952 | 14.3% | 80 | 80 |
| Median comp | €499,000 | €5,515 | 4.6% | 78 | 80 |
Long-term rental The property in Águas Livres, listed at €520,000, presents a significant gap of 56.4% from its fair value of €226,910, indicating it is overpriced. With a low gross yield of 2.4%, long-term rental prospects are hampered by the high purchase price relative to potential rental income. Buy-and-hold Investing in this property as a buy-and-hold strategy may pose challenges since it currently sits at 56.4% above its fair value of €226,910, making it overpriced. Although the neighbourhood offers decent amenities and tenant quality, the inflated price limits the potential for appreciation in the long term. Family rental With a listing price of €520,000 considerably higher than the fair value of €226,910, this apartment is classified as overpriced and may not attract family renters looking for affordability. Despite the reasonable condition score of 80/100 and a supportive neighbourhood, the financials do not justify a family rental investment at this price point.
Economic Dependence With an economic stability score of 85/100, there's a strong overall economic foundation, but the tenant stability score of 65/100 indicates potential challenges in maintaining consistent occupancy or rent payments, which could impact returns negatively.
