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 48 m², energy rating C. Located Águas Livres parish, Amadora municipality, Lisbon district. Key Feature: This apartment features a private balcony, offering a tranquil outdoor space and excellent solar exposure for enjoying morning sunlight. Condition Note: Fully renovated with modern finishes throughout.
The valuation. The asking price of €259,500 is significantly higher than the fair value of €62,298, indicating an excess of €197,202 (76.0%). The property is clearly overpriced compared to current market conditions.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 6fb85d | Subject | €259,500 | €5,406 | — | — | 78 |
| rua Elias Garcia | Active | €285,000 | €3,701 | 31.5% | 60 | 74 |
| rua Doutor João de Barros | Active | €455,000 | €6,319 | 16.9% | — | 77 |
| rua Carvalho Araújo | Active | €309,000 | €4,414 | 18.3% | 65 | 74 |
| Mina de Água · 95708a | Active | €250,000 | €3,571 | 33.9% | 67 | 70 |
| Median comp | €297,000 | €4,058 | 24.9% | 65 | 74 |
Long-term rental This 2-bed apartment in Águas Livres, Amadora, is overpriced at €259,500, with a fair value of only €62,298, indicating a significant gap of 76.0%. The 3.5% gross yield does not justify such a high asking price, especially considering the property’s condition rating of 0/100. Buy-and-hold Although the proximity to Lisbon suggests potential for appreciation, the current listing price appears excessively high at €259,500 compared to its fair value of €62,298. With a tenant quality indicator of 78/100 and no potential for immediate yield improvement given its poor condition, this investment strategy may lead to stagnant returns. Family rental Targeting families with this property may be challenging under the current asking price of €259,500, as it significantly exceeds the fair value of €62,298. The lack of amenities and the poor condition of the apartment further complicate its attractiveness and long-term viability as a family rental option.
Potential Market Fluctuation The economic stability score of 80/100 indicates a reasonably stable market, but the tenant stability score of 75/100 suggests potential volatility in occupancy rates, which could affect rental income.
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