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 84 m² on the 2nd floor, built in 1968, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The property includes a versatile sunroom accessible from multiple areas, enhancing the living space and providing abundant natural light throughout the day.
The valuation. The asking price of €298,000 reflects a slight premium over the fair value of €287,609, amounting to €10,391 (3.6%). This positions the property as fairly valued in the current market.
Fair value modelled at €287,609 from 6 comparable sales in the area. Asking €298,000 sits €10,391 (3.6%) above — overpriced versus fair value.
Asking €298,000 versus the Águas Livres, Amadora, Lisbon area baseline of €250,345 (€2,980/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €250,345, adjusted for condition and micro-location, gives a modelled fair value of €287,609 (€3,424/m²), a €10,391 (3.6%) gap versus the €298,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 6a9462 | Subject | €298,000 | €3,548 | — | 69 | 77 |
| Venteira · cfe213 | Active | €315,000 | €3,750 | 5.7% | 67 | 77 |
| rua Pedro Del Negro, 8 | Active | €310,000 | €3,370 | 5.0% | 68 | 76 |
| estrada do Zambujal | Active | €395,000 | €3,292 | 7.2% | 70 | 73 |
| Falagueira-Venda Nova · 65a454 | Active | €359,000 | €3,485 | 1.8% | 68 | 81 |
| Median comp | €337,000 | €3,428 | 3.4% | 68 | 77 |
Family rental This 3-bed apartment in Águas Livres is positioned well for family rentals due to its family-friendly environment and access to good public schools. With a gross yield of 4.3% and a condition score of 72/100, it offers a reliable option for family tenants looking for a suburban lifestyle. Long-term rental The property’s fair value of €287,609 reflects a modest gap of 3.6%, making it a suitable choice for long-term rental investments. Given the low crime rates and convenient amenities typical of suburban Portugal, it can attract stable, long-term tenants seeking a comfortable living arrangement. Buy-and-hold Investing in this property can be advantageous for a buy-and-hold strategy, as it stands as a fair-priced asset in a desirable suburban location. The combined appeal of decent gross yield and neighborhood quality suggests it could maintain its value over time, aligning with a long-term investment goal.
Economic Vulnerability The property's investment stability could be jeopardized by the relatively high economic stability score of 80, indicating potential fluctuations in the local economy that may impact tenant retention and rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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