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 79 m². Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts two solar fronts, providing exceptional natural brightness, and includes a versatile sunroom for additional living space. Extra Storage: Access to a private attic enhances storage options.
The valuation. The asking price of €291,500 is significantly above the fair value of €191,439, indicating an overpriced situation by €100,061 (34.3%). This discrepancy suggests that potential investors may need to reconsider their offer or wait for a price adjustment.
Fair value modelled at €191,439 from the area baseline, adjusted for condition and location. Asking €291,500 sits €100,061 (34.3%) above — overpriced versus fair value.
Asking €291,500 versus the Águas Livres, Amadora, Lisbon area baseline of €274,604 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 70 · Materials 78 · Room dimensions 76). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €274,604 + condition -€864 + location +€16,844 = modelled fair value of €191,439 (€2,423/m²), a €100,061 (34.3%) gap versus the €291,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · ba5b3d | Subject | €291,500 | €3,690 | — | 70 | 74 |
| rua Trindade Coelho, 5 | Active | €274,700 | €5,283 | 43.2% | 78 | 78 |
| Águas Livres · 38b413 | Active | €274,700 | €5,386 | 46.0% | 75 | 80 |
| Águas Livres · 38bc45 | Active | €274,700 | €5,283 | 43.2% | 75 | 78 |
| rua Trindade Coelho | Active | €274,700 | €4,819 | 30.6% | 78 | 75 |
| Median comp | €274,700 | €5,283 | 43.2% | 77 | 78 |
Long-term rental The gross yield of 4% suggests that while the property may attract tenants, the investment is priced 34.3% above its fair value of €191,439, making it less appealing for sustained cash flow. With a condition score of 74/100 and a neighborhood rating also at 74/100, potential long-term tenants may exhibit limited interest owing to the higher asking price relative to comparable options in the area. Buy-and-hold The strategy of holding this property for long-term appreciation is hindered by its current listing price of €291,500, which is significantly above the fair value of €191,439. Given its 4% gross yield and combined ratings of 74/100 for both condition and neighborhood, this investment does not warrant long-term value growth expectations. Family rental While the property is situated in a suburban area with good access to schools and amenities, its price is 34.3% higher than the fair value of €191,439, rendering it overpriced for potential family renters. The favorable condition and neighborhood ratings at 74/100 do offer a reasonable living environment, yet the elevated price may deter families seeking affordable rental options in the region.
Tenant turnover risk The combined tenant stability score of 75/100 suggests a moderate risk of tenant turnover, which may lead to increased vacancy rates and associated costs.
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