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 72 m². Located on avenida dos Cravos Vermelhos, 13, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The property offers a 12 m² storage room, enhancing its functionality, and is situated on the fifth floor, providing excellent exposure and natural light throughout the day.
The valuation. The asking price of €325,000 is significantly above fair value, which is determined at €162,410. This puts the property at approximately 50.0% overpriced compared to its fair valuation.
Fair value modelled at €162,410 from the area baseline, adjusted for condition and location. Asking €325,000 sits €162,590 (50.0%) above — overpriced versus fair value.
Asking €325,000 versus the avenida dos Cravos Vermelhos, 13 area baseline of €243,000 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 (Condition 60 · Materials 62 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida dos Cravos Vermelhos, 13
Area baseline €243,000 + condition -€15,413 + location +€17,910 = modelled fair value of €162,410 (€2,256/m²), a €162,590 (50.0%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida dos Cravos Vermelhos, 13 | Subject | €325,000 | €4,514 | — | 60 | 78 |
| rua Carvalho Araújo | Active | €270,000 | €3,750 | 16.9% | 66 | 74 |
| Venteira · 0dcf72 | Active | €255,000 | €6,375 | 41.2% | — | 76 |
| rua Elias Garcia | Active | €285,000 | €4,750 | 5.2% | 58 | 79 |
| estrada a-da-Maia | Active | €265,000 | €3,313 | 26.6% | — | 74 |
| Median comp | €267,500 | €4,250 | 5.8% | 62 | 75 |
Long-term rental The property is currently overpriced at €325,000 despite a fair value of €162,410, resulting in a 50.0% gap that could impede rental yield performance. With a gross yield of only 3.3%, this investment may not generate sufficient returns to justify its high listing price. Buy-and-hold At a listing price considerably above its fair value, the 2-bed apartment poses a risk for long-term buy-and-hold investors given the current valuation gap of 50.0%. Additionally, with a condition rating of 61/100, the potential for appreciation in value is further limited by the initial price being well above acceptable thresholds. Family rental While the neighborhood offers decent amenities and low crime levels, the apartment's price of €325,000 appears unsustainable against its fair value. This makes it a less desirable option for family rentals, as yield potential is compromised with a gross yield of 3.3% amid a significant overpricing scenario.
Potential Tenant Turnover The tenant stability score of 75/100 indicates a moderate risk of turnover, which could lead to increased vacancy periods and associated costs.
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