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.
5-bedroom, 4-bathroom house of 346 m², energy rating E. Located on rua Professor Doutor Egas Moniz, 53, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy feature: The outdoor area includes a charming vineyard, offering unique possibilities for leisure or horticultural pursuits, enhancing the property's appeal and value potential.
The valuation. The asking price of €685,000 sits €45,190 (6.6%) below the fair value of €730,190, suggesting the property is subpriced relative to market assessments.
Fair value modelled at €730,190 from the area baseline, adjusted for condition and location. Asking €685,000 sits €45,190 (6.6%) below — the upside to fair value.
Asking €685,000 versus the rua Professor Doutor Egas Moniz, 53 area baseline of €1,167,750 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 52/100 (Condition 50 · Materials 55 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
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.
rua Professor Doutor Egas Moniz, 53
Area baseline €1,167,750 + condition -€124,344 + location +€86,068 = modelled fair value of €730,190 (€2,110/m²), a €45,190 (6.6%) gap versus the €685,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Professor Doutor Egas Moniz, 53 | Subject | €685,000 | €1,980 | — | 50 | 78 |
| avenida Manuel da Maia, 9 | Active | €429,000 | €1,430 | 27.8% | — | 79 |
| rua Gil Vicente, 12 | Active | €650,000 | €2,838 | 43.4% | — | 77 |
| rua Raquel Bastos | Active | €1,440,000 | €8,889 | 349.0% | 62 | 76 |
| rua Eduardo Coelho, 12 | Active | €1,850,000 | €6,727 | 239.8% | 38 | 75 |
| Median comp | €1,045,000 | €4,783 | 141.6% | 50 | 77 |
Long-term rental The property at Águas Livres offers a strong yield of 6.7%, making it an attractive option for long-term rental investment. With a fair value 6.6% above the listing price, this represents an appealing opportunity to generate reliable cash flow in a growing market. Buy-and-hold Investing in this 5-bed house allows for capital appreciation in a neighborhood rated 78/100, indicating a stable and desirable area. The slight gap to fair value suggests that the property can appreciate over time, making it a solid choice for a buy-and-hold strategy. Family rental With its five bedrooms and a spacious layout of 346m², this property is ideally suited for family rental, targeting larger households in a family-friendly neighborhood. The combination of good economic access and amenities nearby enhances its attractiveness to family tenants, supported by strong rental yields of 6.7%.
Tenant turnover risk The tenant stability score of 70/100 suggests potential for higher turnover rates, which may increase vacancy periods and reduce rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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