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 144 m² on the 4th floor, energy rating C. Located on rua Luís de Camões, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The property includes a mezzanine with built-in wardrobes, providing additional storage and versatility, along with a high-quality heat recovery system for energy efficiency.
The valuation. The asking price of €450,000 is significantly above fair value, which is determined to be €348,123, resulting in an overprice of €101,877 (22.6%). This valuation indicates a property that is not aligned with market expectations.
Fair value modelled at €348,123 from the area baseline, adjusted for condition and location. Asking €450,000 sits €101,877 (22.6%) above — overpriced versus fair value.
Asking €450,000 versus the rua Luís de Camões area baseline of €486,000 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 75 · Materials 80 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Luís de Camões
Area baseline €486,000 + condition -€1,125 + location +€29,424 = modelled fair value of €348,123 (€2,418/m²), a €101,877 (22.6%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luís de Camões | Subject | €450,000 | €3,125 | — | 75 | 73 |
| rua Eusébio da Silva Ferreira, 7 | Active | €650,000 | €3,824 | 22.4% | 75 | 78 |
| rua Augusto Costa, 6A | Active | €599,000 | €4,992 | 59.7% | 75 | 68 |
| praceta da Constituição de 1976 | Active | €349,000 | €3,324 | 6.4% | 70 | 74 |
| Benfica · 957064 | Active | €599,000 | €4,992 | 59.7% | 80 | 71 |
| Median comp | €599,000 | €4,408 | 41.1% | 75 | 73 |
Family rental This property, while spacious in a suburban area, is priced at €450,000, representing a significant 22.6% gap above the fair value of €348,123. Given its average condition and neighborhood rating, it may not attract families seeking a good value rental. Long-term rental At a gross yield of 4.5%, this property is not positioned well in the long-term rental market considering its overpriced listing and moderate neighborhood amenities. Prospective tenants may opt for more reasonably priced alternatives that provide better value within Greater Lisbon. Buy-and-hold Investing in this property as a buy-and-hold strategy is challenging due to its current overpricing relative to fair value, making it less appealing for long-term appreciation. The 75/100 condition and 73/100 neighborhood rating may not justify the elevated purchase price and could hinder future rental income potential.
Tenant turnover risk A tenant stability score of 65/100 indicates a moderate risk of turnover, which could lead to increased vacancy costs and potential revenue loss due to a higher likelihood of tenants moving out.
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