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 67 m², built in 1975, energy rating C. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment benefits from a spacious entrance hall enhancing circulation, along with a practical pantry for efficient storage solutions within a centralized layout.
The valuation. The asking price of €238,000 is significantly above the fair value of €153,578, representing an overpricing of €84,422 (35.5%). This disparity suggests the property does not offer an appealing financial opportunity as currently listed. Buy-to-flip angle. The buy-to-flip strategy would require investing in renovations to modernize fixtures and finishes, which could potentially increase resale value. However, the initial asking price creates a challenging margin for profit upon resale. Buy-to-let angle. With an estimated gross yield of 4.5% (approximately €892/month), the long-term rental strategy may attract renters seeking proximity to Lisbon. Nonetheless, the property’s condition and neighbourhood characteristics may limit its overall rental appeal.
Fair value modelled at €153,578 from the area baseline, adjusted for condition and location. Asking €238,000 sits €84,422 (35.5%) above — overpriced versus fair value.
Asking €238,000 versus the Águas Livres, Amadora, Lisbon area baseline of €148,807 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 64 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 80 · Amenities 80 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €148,807 + condition -€13,086 + location +€17,857 = modelled fair value of €153,578 (€2,292/m²), a €84,422 (35.5%) gap versus the €238,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · ba5b09 | Subject | €238,000 | €3,552 | — | 64 | 80 |
| rua Elias Garcia | Active | €260,000 | €4,262 | 20.0% | 60 | 80 |
| avenida Manuel da Maia, 6 | Active | €267,000 | €3,814 | 7.4% | 60 | 75 |
| rua Fontes Pereira de Melo | Active | €279,000 | €3,577 | 0.7% | 58 | 75 |
| Águas Livres · 937649 | Active | €280,000 | €4,308 | 21.3% | 68 | 79 |
| Median comp | €273,000 | €4,038 | 13.7% | 60 | 77 |
Long-term rental The pricing of the 2-bed apartment in Águas Livres is significantly above its fair value by 35.5%, indicating it is overpriced. This higher price may compromise the long-term rental yield, which stands at a modest 4.5% gross. Family rental While the neighbourhood boasts a good quality rating of 80/100, the purchase price of this apartment at €238,000 is excessive relative to its fair value of €153,578. Consequently, families looking for rental options may find more value in other properties that better align with market pricing. Buy-and-hold With the current market conditions and the apartment being assessed at 35.5% above fair value, a buy-and-hold strategy may not be prudent at this price point. Investors should reconsider the long-term appreciation potential given the overpriced nature of this property. Not ideal for The property is not suitable for high-risk investments, as the inflated price could lead to unfavorable returns. Additionally, the conditions for short-term rental and student housing are compromised due to the existing market valuation that exceeds fair expectations.
{"Economic and Tenant Stability Risk": "Despite a strong economic stability score of 85/100, the tenant stability score is relatively lower at 75/100, indicating potential risks in tenant retention and rental income reliability."}
