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 72 m², built in 1988. Located Águas Livres parish, Amadora municipality, Lisbon district. Property Features: This apartment boasts a private balcony with views of the surrounding greenery, enhancing its appeal for outdoor relaxation within an urban setting. Condition Notes: The kitchen features modern appliances and finishes, indicating a focus on functionality and style.
The valuation. The asking price of €295,000 sits significantly above the fair value of €172,020, creating a gap of €122,980 or 41.7%. The property is therefore deemed overpriced.
Fair value modelled at €172,020 from the area baseline, adjusted for condition and location. Asking €295,000 sits €122,980 (41.7%) above — overpriced versus fair value.
Asking €295,000 versus the Águas Livres, Amadora, Lisbon area baseline of €243,000 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 72 · Materials 68 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 83/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €243,000 + condition -€9,000 + location +€21,108 = modelled fair value of €172,020 (€2,389/m²), a €122,980 (41.7%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 483b23 | Subject | €295,000 | €4,097 | — | 72 | 83 |
| alameda Manuel Ricardo Espírito Santo, 2 | Active | €320,000 | €9,143 | 123.1% | 65 | 81 |
| Benfica · 28ba7f | Active | €599,900 | €6,521 | 59.1% | 75 | 76 |
| rua Correia Teles | Active | €245,000 | €5,698 | 39.1% | 70 | 73 |
| Pontinha e Famões · ba3ace | Active | €280,000 | €5,000 | 22.0% | 68 | 76 |
| Median comp | €300,000 | €6,110 | 49.1% | 69 | 76 |
Long-term rental The current market price of €295,000 is significantly above the fair value of €172,020, indicating that this property is overpriced by 41.7%. With a gross yield of only 4%, the investment does not offer strong potential returns for long-term rental strategies, especially considering the current market conditions. Family rental While the area boasts well-rated schools and a low crime rate, the property’s valuation at €295,000 is still 41.7% higher than its fair value of €172,020, suggesting that families seeking rental options may find better value elsewhere. The condition score of 67/100 adds to concerns for family renters who typically prioritize quality living spaces, further undermining the overall appeal of this investment. Buy-and-hold The overpriced nature of this €295,000 property suggests that the potential for capital appreciation is limited, given its fair value of €172,020, which reveals a significant gap. Coupled with a modest gross yield of 4%, this strategy may not yield favorable results in the long term, especially in an unpredictable market. Not ideal for: Student housing, Short-term vacation rental, Luxury market The property’s high price point makes it unattractive for the student housing market, where affordability is crucial. Additionally, the property’s features don't align with the expectations of the luxury market, further solidifying its position as unsuitable for these sectors.
Tenant turnover risk Given a tenant stability score of 70/100, there is a heightened risk of tenant turnover, which could lead to increased vacancy rates and associated costs of 30%.
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