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, 1-bathroom apartment of 95 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Feature: The apartment includes a 5-year renovation warranty, providing future owners with security and confidence in their investment.
The valuation. The asking price of €339,000 is significantly above the fair value of €244,182, resulting in an overpriced property by €94,818 (28.0%). This discrepancy suggests that potential investors should exercise caution before proceeding.
Fair value modelled at €244,182 from the area baseline, adjusted for condition and location. Asking €339,000 sits €94,818 (28.0%) above — overpriced versus fair value.
Asking €339,000 versus the Águas Livres, Amadora, Lisbon area baseline of €320,625 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €320,625 + condition +€7,867 + location +€25,319 = modelled fair value of €244,182 (€2,570/m²), a €94,818 (28.0%) gap versus the €339,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 28b8f4 | Subject | €339,000 | €3,568 | — | 75 | 80 |
| Queluz e Belas · ba3c62 | Active | €289,000 | €4,446 | 24.6% | 75 | 74 |
| rua da Quinta do Charquinho, 29 | Active | €480,000 | €5,647 | 58.3% | 80 | 79 |
| rua João Ortigão Ramos | Active | €425,000 | €5,000 | 40.1% | 76 | 76 |
| rua Trindade Coelho | Active | €274,700 | €4,819 | 35.1% | 78 | 75 |
| Median comp | €357,000 | €4,910 | 37.6% | 77 | 76 |
Long-term rental The property is overpriced at €339,000 compared to its fair value of €244,182, which indicates a 28.0% gap that limits its investment attractiveness. With a gross yield of only 3.6%, potential returns are insufficient to justify the elevated entry price. Family rental Given the strong housing market demand in suburban Lisbon and the decent condition of the property, it has potential for family rentals. However, its overpriced valuation at €339,000 compared to the fair value of €244,182 suggests a riskier investment that may not meet long-term financial goals. Buy-and-hold While the property may benefit from the overall demand in the Águas Livres area, its listing price of €339,000 overshadows its fair value of €244,182 by 28.0%. This discrepancy indicates that holding onto this property could yield limited appreciation, thus challenging the effectiveness of a buy-and-hold strategy.
Tenant turnover risk High tenant turnover could impact cash flow stability despite a strong tenant stability score of 85/100, potentially leading to increased vacancy rates.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
