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 73 m², built in 1956, energy rating D. Located on praceta da Índia, 6, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment benefits from an exceptional location, providing quick access to multiple public transportation options, including Damaia train station, enhancing commuter convenience and overall lifestyle satisfaction.
The valuation. The asking price of €280,000 sits significantly above the fair value of €184,854, representing a discrepancy of €95,146 (34.0%). Verdict: overpriced. Buy-to-flip angle. The buy-to-flip strategy focuses on improving the apartment's aesthetic appeal, targeting a quick resale in a competitive market, despite the high acquisition cost. Buy-to-let angle. With an estimated rental income of €1,003/month, the property generates a gross yield of 4.3%, providing a steady income stream aligned with long-term rental and family rental strategies in a suburban area.
Fair value modelled at €184,854 from the area baseline, adjusted for condition and location. Asking €280,000 sits €95,146 (34.0%) above — overpriced versus fair value.
Asking €280,000 versus the praceta da Índia, 6 area baseline of €253,748 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta da Índia, 6
Area baseline €253,748 + condition +€4,563 + location +€18,159 = modelled fair value of €184,854 (€2,532/m²), a €95,146 (34.0%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta da Índia, 6 | Subject | €280,000 | €3,836 | — | 75 | 78 |
| Venteira · 49b934 | Active | €287,000 | €4,415 | 15.1% | 75 | 68 |
| avenida de Aljubarrota S / N | Active | €299,580 | €3,609 | 5.9% | 73 | 80 |
| Águas Livres · 49b80f | Active | €349,000 | €3,356 | 12.5% | 80 | 78 |
| Águas Livres · 25f5bd | Active | €295,000 | €4,214 | 9.9% | 72 | 75 |
| Median comp | €297,290 | €3,912 | 2.0% | 74 | 77 |
Long-term rental Despite a gross yield of 4.3%, this 2-bed apartment in Águas Livres is overpriced by 34.0% compared to its fair value. Investors might find that the elevated price diminishes potential returns in an area with a decent neighbourhood score of 78/100. Buy-and-hold Holding this property is not advisable as it is valued at €280,000, significantly above the fair value of €184,854, representing a 34.0% gap. Future appreciation in this suburban part of Greater Lisbon may not compensate for the current inflated valuation of the asset. Family rental Although the apartment is situated in an area with a reasonable condition score of 79/100, the fact that it is overpriced can lead to challenges in attracting long-term family tenants within a competitive market. Given the fair value assessment, families may seek alternatives that provide better value for their rental budget.
Tenant Default Risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover or default, which could lead to potential vacancy and loss of rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
