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 81 m², built in 1978. Located Águas Livres parish, Amadora municipality, Lisbon district. Located on the 3rd floor, this apartment boasts excellent solar exposure, ensuring bright interiors throughout the day while being just a short walk to public transport.
The valuation. The asking price of €315,000 is significantly above the fair value of €198,611, resulting in a premium of €116,389 (36.9%). This property is therefore considered overpriced.
Fair value modelled at €198,611 from the area baseline, adjusted for condition and location. Asking €315,000 sits €116,389 (36.9%) above — overpriced versus fair value.
Asking €315,000 versus the Águas Livres, Amadora, Lisbon area baseline of €273,375 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 78 · Materials 75 · Room dimensions 72). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €273,375 + condition +€0 + location +€18,710 = modelled fair value of €198,611 (€2,452/m²), a €116,389 (36.9%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 483b0d | Subject | €315,000 | €3,889 | — | 78 | 76 |
| Benfica · 28ba7f | Active | €599,900 | €6,521 | 67.7% | 75 | 76 |
| Águas Livres · 93880d | Active | €225,000 | €4,787 | 23.1% | 80 | 75 |
| Venteira · dc1544 | Active | €255,000 | €6,071 | 56.1% | 80 | 75 |
| Benfica · 25f7d2 | Active | €429,900 | €6,934 | 78.3% | 85 | 75 |
| Median comp | €342,450 | €6,296 | 61.9% | 80 | 75 |
Long-term rental The property poses a yield of just 4% gross, which compromises its attractiveness for long-term rental investments given its 36.9% gap from fair value. Consequently, the potential for consistent cash flow becomes questionable in a market exhibiting signs of overpricing. Buy-and-hold Investing in this 0-bed apartment for a buy-and-hold strategy may lead to a negative financial impact due to its overpriced nature, as the fair value indicates a significant discrepancy at €198,611. This property’s long-term appreciation prospects are undermined by the current market conditions that reflect an inflated price. Family rental While the property's location near Lisbon may suggest appeal for family rental, the 4% gross yield and substantial overpricing at €315,000 suggest limited profitability. Families seeking rental options may find better values elsewhere, impacting demand and rental viability for this unit.
Tenant turnover risk With a tenant stability score of 70/100, there is an increased likelihood of vacancies and associated costs, impacting overall investment returns.
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