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 85 m² on the 2nd floor, built in 1967, energy rating C. Located on rua António Ferro, 9, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts two fronts of solar exposure, maximizing natural light, and offers an unobstructed view of the city and Monsanto Forest Park.
The valuation. The asking price of €302,500 sits €91,152 (30.1%) above the fair value of €211,348. Thus, the property is considered overpriced.
Fair value modelled at €211,348 from the area baseline, adjusted for condition and location. Asking €302,500 sits €91,152 (30.1%) above — overpriced versus fair value.
Asking €302,500 versus the rua António Ferro, 9 area baseline of €286,875 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 78 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua António Ferro, 9
Area baseline €286,875 + condition +€664 + location +€21,899 = modelled fair value of €211,348 (€2,486/m²), a €91,152 (30.1%) gap versus the €302,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Ferro, 9 | Subject | €302,500 | €3,559 | — | 72 | 79 |
| Águas Livres · 735669 | Active | €315,000 | €5,164 | 45.1% | 80 | 78 |
| rua General Fernando Tamagnini, 2 | Active | €355,000 | €4,931 | 38.5% | 78 | 70 |
| rua Bento de Jesus Caraça | Active | €350,000 | €5,000 | 40.5% | 72 | 74 |
| rua 3 | Active | €315,000 | €4,632 | 30.2% | 73 | 76 |
| Median comp | €332,500 | €4,966 | 39.5% | 76 | 75 |
Long-term rental The 2-bed apartment in Águas Livres is currently overpriced, with a listing price of €302,500 exceeding the fair value of €211,348 by 30.1%. While the gross yield of 4% is appealing, the price does not provide sufficient room for growth within a safe suburban environment. Family rental This property may attract families due to the neighbourhood's safety and proximity to Lisbon's amenities, but it remains overpriced at €302,500 compared to the fair value of €211,348. Families seeking reasonable housing options will likely find better opportunities given the current pricing structure. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is risky, as its current valuation of €302,500 is inflated by 30.1% over the fair value of €211,348. The long-term appreciation potential is undermined by the oversaturated pricing, limiting profitability for future investors.
Economic downturn risk A significant economic downturn could affect both the economic stability score of 80 and the tenant stability score of 80, potentially leading to increased vacancy rates and reduced rental income.
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