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 80 m² on the 3rd floor. Located on avenida Dom João V, 46, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: Features a sunlit kitchen with a sunroom, and an entrance hall with built-in storage, enhancing both functionality and natural light in the living space.
The valuation. The asking price of €230,000 sits €123,327 (53.6%) above its fair value of €106,673, confirming it is overpriced. This discrepancy suggests caution for potential buyers. Buy-to-flip angle. A buy-to-flip strategy would require substantial renovation due to the current 0/100 condition, likely needing a significant investment before resale. Desired upgrades could enable a profit with the right market timing. Buy-to-let angle. As a buy-to-let investment, the estimated monthly rental income of €978 yields a gross yield of 5.1%, making it a potential long-term family rental option amidst suburban urban amenities.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Dom João V, 46 | Subject | €230,000 | €2,875 | — | — | 82 |
| rua Antero de Quental | Active | €235,000 | €3,219 | 12.0% | 38 | 74 |
| avenida Conde de Oeiras S / N | Active | €330,000 | €3,587 | 24.8% | 40 | 77 |
| Águas Livres · e40a6e | Active | €255,000 | €4,048 | 40.8% | 40 | 74 |
| rua João Pinto Ribeiro | Active | €277,000 | €4,468 | 55.4% | — | 74 |
| Median comp | €266,000 | €3,818 | 32.8% | 40 | 74 |
Long-term rental The property, priced at €230,000, is overvalued compared to the fair value of €106,673, resulting in a 53.6% gap that signals a risky long-term investment. With a gross yield of 5.1% in a suburban area of Lisbon, potential rental income may not justify the high acquisition cost. Family rental Targeting families in a neighborhood with a high rating of 82/100 may seem appealing, but the substantial price over fair value makes this option less attractive. The property’s low condition score of 0/100 raises significant concern regarding the necessary investment needed to make it livable for families. Buy-and-hold Although the aim of a buy-and-hold strategy is to appreciate over time, the current listing price exceeds fair value, indicating that long-term returns are questionable. The economic and market conditions in Águas Livres do not support the idea that this property can appreciate sufficiently to compensate for its 53.6% overpricing. Not ideal for: Short-term vacation rental, Student housing
Economic downturn risk With an economic stability score of 80/100, there is a moderate risk of economic fluctuations that could impact property value and 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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