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, 2-bathroom apartment of 70 m², built in 1978, energy rating D. Located on largo Borges Carneiro, 9, Águas Livres parish, Amadora municipality, Lisbon district. Location Advantage: Situated just 80 meters from Aromas Garden, this apartment provides direct access to green spaces for outdoor leisure and relaxation within a vibrant community setting.
The valuation. The asking price of €285,000 is significantly above fair value at €174,408, resulting in an overpriced status of €110,592 (38.8%). This property does not present a sound investment opportunity based on its current pricing.
Fair value modelled at €174,408 from the area baseline, adjusted for condition and location. Asking €285,000 sits €110,592 (38.8%) above — overpriced versus fair value.
Asking €285,000 versus the largo Borges Carneiro, 9 area baseline of €236,250 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
largo Borges Carneiro, 9
Area baseline €236,250 + condition +€3,391 + location +€15,547 = modelled fair value of €174,408 (€2,492/m²), a €110,592 (38.8%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo Borges Carneiro, 9 | Subject | €285,000 | €4,071 | — | 75 | 75 |
| rua Gonçalves Viana, 8 | Active | €439,000 | €6,754 | 65.9% | 79 | 81 |
| Benfica · 001762 | Active | €449,900 | €6,427 | 57.9% | 80 | 78 |
| Benfica · 023b46 | Active | €375,000 | €6,579 | 61.6% | 72 | 79 |
| rua da Quinta do Charquinho, 29 | Active | €480,000 | €5,647 | 38.7% | 80 | 79 |
| Median comp | €444,450 | €6,503 | 59.7% | 80 | 79 |
Long-term rental The property is currently listed at €285,000, significantly exceeding its fair value of €174,408, resulting in a gap of 38.8%. Even though it has access to economic stability due to its proximity to Lisbon, the overall yield of 4.1% suggests that long-term rental income may not justify the high purchase price. Family rental With a listing price that is 38.8% higher than its fair value, this 2-bed apartment is overpriced for family rental purposes. While the apartment has decent condition and neighbourhood ratings, the elevated price dilutes the potential rental appeal to families seeking affordability. Buy-and-hold The buy-and-hold strategy is challenged by the 38.8% gap between the property's listing price of €285,000 and its fair value of €174,408. This overpriced status complicates the investment narrative, as the future capital appreciation potential may be limited in a suburban zone with modest market expectations. Not ideal for: Short-term vacation rental, Luxury market.
Economic Downturn Risk A sudden economic downturn could negatively impact the tenant stability score of 75/100, potentially leading to increased vacancies or reduced rent payments.
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