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.
4-bedroom, 2-bathroom apartment of 88 m², energy rating E. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes a pleasant 4.77 m² balcony that enhances the living space and is bathed in natural light due to its expansive windows.
The valuation. The asking price of €349,000 is significantly above the fair value of €226,181, representing an overpricing of €122,819 (35.2%). This property is not a financially sound investment based on this valuation.
Fair value modelled at €226,181 from the area baseline, adjusted for condition and location. Asking €349,000 sits €122,819 (35.2%) above — overpriced versus fair value.
Asking €349,000 versus the Águas Livres, Amadora, Lisbon area baseline of €297,000 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €297,000 + condition +€9,625 + location +€21,108 = modelled fair value of €226,181 (€2,570/m²), a €122,819 (35.2%) gap versus the €349,000 asking price.
Long-term rental The current listing price of €349,000 is significantly higher than the fair value of €226,181, indicating that the apartment is overpriced. With a gross yield of only 4.3%, long-term rental investors may find it challenging to achieve satisfactory returns in this scenario. Buy-and-hold Given the 35.2% gap between the listing price and fair value, this property does not present a desirable opportunity for buy-and-hold investors. Holding an asset that is overpriced at €349,000 could hinder overall portfolio performance in the long run. Family rental With its 4-bed configuration and decent neighborhood ratings, this property has potential as a family rental, but the €349,000 price tag overshadows its appeal. The significant gap to fair value suggests that securing tenants at this price may be difficult, limiting profitable opportunities. Not ideal for Short-term rental, Luxury market, Student housing.
Tenant turnover risk Increased tenant turnover due to a tenant stability score of 70/100 may lead to higher vacancy rates and associated costs in the future.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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