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 8th floor, built in 1972, energy rating C. Located on estrada dos Cabos d'Ávila e Cril., Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes an independent pantry for additional storage and a sunroom in one of the bedrooms, enhancing functionality and comfort.
The valuation. The asking price of €325,000 is significantly below the fair value of €426,482, representing an undervalued opportunity at €101,482 or 23.8% underpriced. This positions it as an attractive investment prospect for discerning buyers.
Fair value modelled at €426,482 from 6 comparable sales in the area. Asking €325,000 sits €101,482 (23.8%) below — the upside to fair value.
Asking €325,000 versus the estrada dos Cabos d'Ávila e Cril. area baseline of €374,187 (€4,677/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €374,187, adjusted for condition and micro-location, gives a modelled fair value of €426,482 (€5,331/m²), a €101,482 (23.8%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada dos Cabos d'Ávila e Cril. | Subject | €325,000 | €4,063 | — | 72 | 79 |
| estrada de Benfica S / N | Active | €415,000 | €6,694 | 64.8% | 70 | 76 |
| rua Francisco Grandela | Active | €365,000 | €5,448 | 34.1% | 70 | 81 |
| Falagueira-Venda Nova · ba3f9f | Active | €365,000 | €5,214 | 28.4% | 75 | 68 |
| rua das Terras dos Vales | Active | €285,000 | €4,014 | 1.2% | 72 | 66 |
| Median comp | €365,000 | €5,331 | 31.2% | 71 | 72 |
Long-term rental This 2-bed apartment in Águas Livres, Amadora is currently listed at €325,000, presenting a notable opportunity given its fair value of €426,482, resulting in a substantial gap of 23.8%. With a gross yield of 3.6% and a solid neighbourhood rating of 79/100, this property is well-positioned for stable rental income. Family rental Targeting families, this apartment offers significant appeal due to its size and proximity to Lisbon, making it a desirable option for long-term residency. Despite its 70/100 condition rating, the investment is still attractive as the property is underpriced by a considerable margin. Buy-and-hold Acquiring this property for long-term appreciation aligns well with the current market conditions, especially as it sits fairly below its fair value. The apartment's solid neighbourhood rating and housing market context suggest future valuation growth potential, making it a sensible buy-and-hold investment choice.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which could affect cash flow and increase vacancy periods.
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
