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.
3-bedroom, 2-bathroom apartment of 110 m² on the 4th floor, energy rating C. Located on rua Duarte Pacheco Pereira, 47, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts three private balconies that enhance the living experience with abundant natural light and tranquil outdoor views, and is located near the Damaia train station for convenient transport access.
The valuation. The asking price of €369,000 is significantly above fair value, which is €282,491, resulting in an overpricing of €86,509 (23.4%). This property does not represent a viable investment opportunity.
Fair value modelled at €282,491 from the area baseline, adjusted for condition and location. Asking €369,000 sits €86,509 (23.4%) above — overpriced versus fair value.
Asking €369,000 versus the rua Duarte Pacheco Pereira, 47 area baseline of €371,250 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 85 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Duarte Pacheco Pereira, 47
Area baseline €371,250 + condition +€13,750 + location +€24,431 = modelled fair value of €282,491 (€2,568/m²), a €86,509 (23.4%) gap versus the €369,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Duarte Pacheco Pereira, 47 | Subject | €369,000 | €3,355 | — | 85 | 75 |
| rua Ernesto da Silva, 13 | Active | €529,900 | €5,637 | 68.0% | 80 | 76 |
| Benfica · 938620 | Active | €529,900 | €5,698 | 69.9% | 85 | 77 |
| rua José dos Santos Pereira, 1 | Active | €529,900 | €5,698 | 69.9% | 85 | 73 |
| avenida do Uruguai | Active | €529,900 | €4,689 | 39.8% | 82 | 69 |
| Median comp | €529,900 | €5,668 | 68.9% | 84 | 75 |
Long-term rental The apartment in Águas Livres, currently listed at €369,000, is overpriced compared to the fair value of €282,491, resulting in a 23.4% gap. With a gross yield of only 3.8%, the investment returns may fall short of expectations in a competitive rental market. Family rental Although the apartment offers decent amenities and a reasonable condition score of 83/100, its pricing position at €369,000 exceeds the fair value of €282,491, marking it as overpriced. The potential yield of 3.8% indicates lower profitability for family rental purposes, suggesting long-term financial challenges. Buy-and-hold Investing in this property for a buy-and-hold strategy may not be advisable due to its listing price of €369,000, which is significantly above the fair value of €282,491, making it overpriced. The 3.8% gross yield also reflects a risk of stagnant returns over time, limiting the investment's attractiveness. Not ideal for: Short-term vacation rental, Luxury market, Student housing
Tenant turnover risk High tenant turnover could become a reality due to a tenant stability score of 70/100, potentially increasing vacancy rates and related costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
