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.
3-bedroom, 2-bathroom apartment of 140 m², built in 2018, energy rating B. Located on avenida Doutor Teófilo Carvalho dos Santos, 3, Águas Livres parish, Amadora municipality, Lisbon district. This property features advanced security technology including an alarm system, smoke and flood sensors, and a practical video intercom for enhanced safety and convenience.
The valuation. The asking price of €535,000 is significantly above the fair value of €349,253, indicating the property is overpriced by €185,747 (34.7%). This discrepancy suggests potential difficulty in achieving a satisfactory return on investment.
Fair value modelled at €349,253 from the area baseline, adjusted for condition and location. Asking €535,000 sits €185,747 (34.7%) above — overpriced versus fair value.
Asking €535,000 versus the avenida Doutor Teófilo Carvalho dos Santos, 3 area baseline of €486,640 (€3,476/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 70 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Doutor Teófilo Carvalho dos Santos, 3
Area baseline €486,640 + condition +€7,219 + location +€31,094 = modelled fair value of €349,253 (€2,495/m²), a €185,747 (34.7%) gap versus the €535,000 asking price.
Long-term rental The 3-bed apartment in Águas Livres is currently listed at €535,000, exceeding its fair value of €349,253 by 34.7%, indicating that this property is overpriced. With a gross yield of only 2.8%, the long-term rental strategy appears less attractive given the market dynamics and pricing. Buy-and-hold This property’s listing price of €535,000 reflects a significant premium over the fair value of €349,253, suggesting it is overpriced and may not yield desirable returns over time. The relatively low yield of 2.8% indicates limited appreciation potential for a buy-and-hold investment strategy in the current market. Family rental The apartment's value at €535,000, which is 34.7% above its fair value of €349,253, suggests it is overpriced and could pose challenges in securing family tenants at such a high price point. Moreover, the yield of 2.8% does not support the viability of the family rental strategy in maintaining profitability amidst rising costs and competition in the neighborhood.
Tenant turnover risk With a tenant stability score of 70/100, there is a notable risk of increased tenant turnover, potentially impacting cash flow negatively compared to a more stable tenant base.
