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 47 m², built in 1994. Located Águas Livres parish, Amadora municipality, Lisbon district. This apartment features an unobstructed view enhancing natural light and spatial perception, alongside eco-friendly modern amenities that prioritize comfort and efficiency in urban living.
The valuation. The asking price of €225,000 is 46.7% above fair value of €119,966, indicating the property is overpriced. Investors should be cautious in proceeding further with this listing.
Fair value modelled at €119,966 from the area baseline, adjusted for condition and location. Asking €225,000 sits €105,034 (46.7%) above — overpriced versus fair value.
Asking €225,000 versus the Águas Livres, Amadora, Lisbon area baseline of €158,625 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €158,625 + condition +€5,141 + location +€10,439 = modelled fair value of €119,966 (€2,552/m²), a €105,034 (46.7%) gap versus the €225,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 93880d | Subject | €225,000 | €4,787 | — | 80 | 75 |
| Benfica · 25f7d2 | Active | €429,900 | €6,934 | 44.8% | 85 | 75 |
| Benfica · 28ba7f | Active | €599,900 | €6,521 | 36.2% | 75 | 76 |
| rua Carolina Michaellis de Vasconcelos em Benfica | Active | €529,900 | €5,637 | 17.8% | 85 | 81 |
| Benfica · ba5a30 | Active | €599,900 | €7,058 | 47.4% | 78 | 80 |
| Median comp | €564,900 | €6,728 | 40.5% | 82 | 78 |
Long-term rental This property is overpriced with a fair value gap of 46.7%, which could limit the return on investment over time. The current yield of 4.1% gross does not justify the elevated purchase price in the market context of Águas Livres, Amadora. Family rental With the property priced substantially above fair value, it may not attract families looking for value for their housing needs. Families are typically price-sensitive and might overlook this unit in favor of more reasonably priced options within the suburb. Buy-and-hold Purchasing this property as a buy-and-hold investment is unwise given its 46.7% premium over fair value. A high entry price coupled with a relatively low yield makes this investment unlikely to provide satisfactory returns in the long term.
Potential Economic Downturn The economic stability score of 80 indicates a strong environment, but a dip could impact tenant stability, which is rated at 70, suggesting fluctuations in occupancy rates could lead to decreased rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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