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 78 m², energy rating E. Located on rua Luís de Camões, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts two front-facing windows that enhance natural light, and an individual, windowed storage room in the basement adds significant utility. Valuation Verdict: Fair
The valuation. The asking price of €310,000 is significantly above the fair value of €195,399, resulting in an overpriced status with a difference of €114,601 (37.0%). This skewed price requires careful consideration before any investment decision.
Fair value modelled at €195,399 from the area baseline, adjusted for condition and location. Asking €310,000 sits €114,601 (37.0%) above — overpriced versus fair value.
Asking €310,000 versus the rua Luís de Camões area baseline of €263,250 (€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 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 80 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Luís de Camões
Area baseline €263,250 + condition +€4,144 + location +€18,017 = modelled fair value of €195,399 (€2,505/m²), a €114,601 (37.0%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luís de Camões | Subject | €310,000 | €3,974 | — | 75 | 76 |
| rua José Gomes Ferreira, 16 | Active | €259,000 | €5,180 | 30.3% | 78 | 72 |
| Benfica · 0325aa | Active | €429,900 | €7,677 | 93.2% | 77 | 77 |
| São Domingos de Benfica · 735494 | Active | €429,900 | €4,830 | 21.5% | 80 | 78 |
| avenida Doutor José Pontes | Active | €244,900 | €5,442 | 36.9% | 80 | 76 |
| Median comp | €344,450 | €5,311 | 33.6% | 79 | 77 |
Long-term rental The 2-bed apartment in Águas Livres, priced at €310,000, shows a significant gap of 37.0% compared to its fair value of €195,399, indicating it is overpriced for long-term rental strategies. With a gross yield of only 3.7%, the investment does not align with the expected returns for the current rental market. Short-term vacation rental Given the apartment's listing price of €310,000, which is 37.0% above its fair value, the potential returns from a short-term vacation rental are constrained by its overvaluation. The neighborhood's quality and amenities might enhance visibility but will not justify the high price point for profitable short-term rentals. Family rental The family rental market in Águas Livres is impacted by the apartment's overpriced status of €310,000, compared to a fair value of €195,399. Although the neighborhood holds some appeal, the inflated price limits the potential for attracting long-term family renters seeking value-driven options.
Economic Volatility Risk The economic stability score of 75 indicates a moderate risk where potential fluctuations could impact rental income, while the tenant stability score of 75 suggests that tenant retention may also be uncertain, potentially affecting consistent cash flow.
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