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.
0-bedroom, 0-bathroom apartment of 150 m², built in 1985. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features The apartment features two balconies that enhance outdoor connectivity, providing ample space for relaxation or gardening, alongside modern fixtures that elevate the living experience.
The valuation. The asking price of €399,000 is above the fair value of €356,943 by €42,057 (10.5%). Given this discrepancy, the property is considered overpriced.
Fair value modelled at €356,943 from the area baseline, adjusted for condition and location. Asking €399,000 sits €42,057 (10.5%) above — overpriced versus fair value.
Asking €399,000 versus the Águas Livres, Amadora, Lisbon area baseline of €506,250 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 70 · Materials 68 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €506,250 + condition -€12,188 + location +€35,980 = modelled fair value of €356,943 (€2,380/m²), a €42,057 (10.5%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 6ebb45 | Subject | €399,000 | €2,660 | — | 70 | 77 |
| Águas Livres · 96c45c | Active | €285,000 | €3,800 | 42.9% | 65 | 75 |
| parque Central | Active | €250,000 | €2,976 | 11.9% | 70 | 76 |
| rua 17 de Setembro | Active | €250,000 | €4,310 | 62.0% | 82 | 76 |
| rua Carvalho Araújo | Active | €250,000 | €4,167 | 56.6% | 70 | 75 |
| Median comp | €250,000 | €3,984 | 49.8% | 70 | 76 |
Long-term rental\nGiven the property's fair value of €356,943 compared to the listing price of €399,000, this investment is not justified as a long-term rental opportunity, as it is overpriced by 10.5%. With a gross yield of only 4.1%, landlords may struggle to achieve favorable returns in this market.\n\nBuy-and-hold\nWhile Amadora presents some economic attractiveness and decent neighborhood ratings, the €399,000 listing price significantly exceeds its fair value of €356,943, indicating that the property is overpriced. This pricing mismatch limits the potential for long-term appreciation, making it a less favorable buy-and-hold strategy.\n\nFamily rental\nThe property, while situated in a suburb with accessible connections to Lisbon, is overpriced at €399,000 against its fair value of €356,943 by 10.5%. The current asking price could deter potential family tenants, as affordability is a key factor in this demographic's housing decisions.
Economic downturn risk: With an economic stability score of 80/100, any decline in economic conditions could significantly impact tenant retention and rental income due to potential job losses or business closures. Tenant turnover risk: A tenant stability score of 75/100 suggests that there may be a moderate level of turnover, which could lead to increased vacancy rates and additional costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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