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 73 m², built in 1986, energy rating E. Located on rua Borges Carneiro, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The property features a closed veranda that adds versatility to the living space, and excellent sun exposure enhances the bright interior ambiance throughout the day.
The valuation. The asking price of €230,000 exceeds the fair value of €164,737 by €65,263 (28.4%), indicating that the property is overpriced.
Fair value modelled at €164,737 from the area baseline, adjusted for condition and location. Asking €230,000 sits €65,263 (28.4%) above — overpriced versus fair value.
Asking €230,000 versus the rua Borges Carneiro area baseline of €246,375 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Borges Carneiro
Area baseline €246,375 + condition -€14,258 + location +€16,862 = modelled fair value of €164,737 (€2,257/m²), a €65,263 (28.4%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Borges Carneiro | Subject | €230,000 | €3,151 | — | 65 | 76 |
| rua Carvalho Araújo | Active | €270,000 | €3,375 | 7.1% | 60 | 74 |
| Falagueira-Venda Nova · 001bdb | Active | €250,000 | €3,472 | 10.2% | — | 73 |
| rua Cândido dos Reis, 26 | Active | €280,000 | €4,667 | 48.1% | 55 | 71 |
| Benfica · ba59fe | Active | €325,000 | €5,804 | 84.2% | — | 80 |
| Median comp | €275,000 | €4,070 | 29.2% | 58 | 74 |
Long-term rental Given the apartment's valuation gap of 28.4% compared to its fair value of €164,737, this property is not an ideal candidate for long-term rental investments. The existing yield of 5.1% gross suggests insufficient return potential in the face of current market pricing. Buy-and-hold With the current listing price of €230,000 being significantly above fair value, pursuing a buy-and-hold strategy may not yield desirable outcomes. The condition rating of 63/100 indicates that additional investment may be required to enhance its long-term appreciation potential. Family rental While the neighborhood score of 76/100 demonstrates decent quality for family living, the property is overpriced at €230,000, limiting its attractiveness for a family rental strategy. Families seeking value may gravitate towards more competitively priced options, given the significant gap from the fair value. Short-term rental This property is overpriced at €230,000, making it less suitable for a short-term rental strategy as the high upfront cost outweighs potential rental income. The local market conditions suggest that this apartment would struggle to compete against more affordably priced alternatives in the area. Luxury market The apartment's current price point of €230,000 places it outside the luxury market category, as it is deemed overpriced compared to its fair value of €164,737. Properties in the luxury segment typically command higher prices without a significant discrepancy from their fair market value, which this property does not achieve.
Tenant turnover risk High tenant turnover may occur due to the tenant stability score of 70/100, indicating potential instability in lease renewals and increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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