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.
3-bedroom, 2-bathroom apartment of 105 m², built in 1987, energy rating C. Located on praceta da Constituição de 1976, Águas Livres parish, Amadora municipality, Lisbon district. This 3-bedroom apartment includes a sunroom in one bedroom and a pantry, enhancing both living space and storage options for residents. Location: 2 minutes from the metro and train station.
The valuation. The asking price of €349,000 is substantially above the fair value of €244,108, indicating an overvaluation of €104,892 (30.1%). This property does not represent a favorable investment at its current asking price.
Fair value modelled at €244,108 from the area baseline, adjusted for condition and location. Asking €349,000 sits €104,892 (30.1%) above — overpriced versus fair value.
Asking €349,000 versus the praceta da Constituição de 1976 area baseline of €364,980 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 66 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
praceta da Constituição de 1976
Area baseline €364,980 + condition -€11,484 + location +€22,388 = modelled fair value of €244,108 (€2,325/m²), a €104,892 (30.1%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta da Constituição de 1976 | Subject | €349,000 | €3,324 | — | 70 | 74 |
| rua Oliveira Martins | Active | €350,000 | €3,153 | 5.1% | 60 | 78 |
| largo do Alto dos Moinhos | Active | €319,000 | €3,222 | 3.1% | 65 | 76 |
| Águas Livres · 6d5410 | Active | €370,000 | €3,558 | 7.0% | 70 | 73 |
| avenida Chaby Pinheiro, 4B | Active | €420,000 | €3,500 | 5.3% | 72 | 76 |
| Median comp | €360,000 | €3,361 | 1.1% | 68 | 76 |
Long-term rental The property at €349,000 reflects a significant gap of 30.1% against its fair value of €244,108, indicating it is overpriced in the current market environment. Given its gross yield of 3.9% and the neighborhood's family-friendly reputation, it may struggle to attract tenants seeking value. Family rental While the neighborhood boasts good schools and a suburban setting that's attractive to families, the asking price of €349,000 positions the property as overpriced compared to its fair value. This pricing could limit its appeal for families looking for quality rental options at reasonable market rates. Buy-and-hold The buy-and-hold strategy may be compromised by the property being overpriced at €349,000, with a fair value indicating a much lower investment threshold. Although the area has good amenities and a decent tenant quality, the 30.1% gap from fair value raises concerns about future appreciation potential and cash flow viability.
Tenant turnover risk Given the tenant stability score of 60/100, there is a higher risk of tenant turnover, potentially leading to increased vacancy rates and associated costs.
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