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 70 m², energy rating C. Located on avenida Manuel da Maia, 6, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts optimal cross ventilation and multiple natural light sources throughout the day, enhancing comfort and energy efficiency without additional cost.
The valuation. The asking price of €267,000 is significantly above the fair value of €156,798, resulting in an overpricing of €110,202 or 41.3%. This disparity suggests a need for careful reconsideration in potential investment calculations.
Fair value modelled at €156,798 from the area baseline, adjusted for condition and location. Asking €267,000 sits €110,202 (41.3%) above — overpriced versus fair value.
Asking €267,000 versus the avenida Manuel da Maia, 6 area baseline of €243,320 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 60 · Materials 65 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Manuel da Maia, 6
Area baseline €243,320 + condition -€14,219 + location +€15,547 = modelled fair value of €156,798 (€2,240/m²), a €110,202 (41.3%) gap versus the €267,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Manuel da Maia, 6 | Subject | €267,000 | €3,814 | — | 60 | 75 |
| Águas Livres · ba5b09 | Active | €238,000 | €3,552 | 6.9% | 64 | 80 |
| rua Elias Garcia | Active | €260,000 | €4,262 | 11.7% | 60 | 80 |
| rua Fontes Pereira de Melo | Active | €279,000 | €3,577 | 6.2% | 58 | 75 |
| Águas Livres · 937649 | Active | €280,000 | €4,308 | 12.9% | 68 | 79 |
| Median comp | €269,500 | €3,920 | 2.8% | 62 | 80 |
Long-term rental The 2-bed apartment in Águas Livres, priced at €267,000, is 41.3% above its fair value of €156,798, making it a less appealing option for stable long-term rental returns. With a gross yield of only 4.3%, the investment fails to justify the inflated price given the condition and market context. Buy-and-hold Investing in this apartment for a buy-and-hold strategy is compromised by its current pricing at €267,000, which is significantly above the fair value of €156,798. The combination of high acquisition cost and a mediocre condition rating of 62/100 suggests limited potential for future appreciation in value, making this a risky long-term hold. Family rental While the apartment's location offers a decent neighborhood score of 75/100, the excessive list price of €267,000 compared to its fair valuation of €156,798 undermines its viability as a family rental. The modest yield of 4.3% reflects the challenging investment landscape, which may deter families from renting in this overpriced market.
Economic slowdown risk A potential economic downturn may negatively impact property value due to an economic stability score of 80, suggesting vulnerability in market conditions that could affect returns or occupancy.
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