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 57 m² on the 7th floor, built in 1993, energy rating C. Located on rua José Gomes Ferreira, 6, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts modern high-quality finishes in both the kitchen and bathroom, complemented by double-glazed tilt-and-turn windows that enhance energy efficiency and sound insulation.
The valuation. The asking price of €329,000 is €47,117 above the fair value of €281,883, representing a 16.7% premium. Hence, the property is considered overpriced.
Fair value modelled at €281,883 from 6 comparable sales in the area. Asking €329,000 sits €47,117 (16.7%) above — overpriced versus fair value.
Asking €329,000 versus the rua José Gomes Ferreira, 6 area baseline of €233,516 (€4,097/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 is above the parish average, lifting 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 €233,516, adjusted for condition and micro-location, gives a modelled fair value of €281,883 (€4,945/m²), a €47,117 (16.7%) gap versus the €329,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Gomes Ferreira, 6 | Subject | €329,000 | €5,772 | — | 74 | 77 |
| avenida da Liberdade, 52 | Active | €290,000 | €3,867 | 33.0% | 75 | 78 |
| Benfica · f35eed | Active | €395,000 | €7,054 | 22.2% | 80 | 76 |
| rua Maria Lalande | Active | €460,000 | €5,750 | 0.4% | 78 | 79 |
| rua das Terras dos Vales | Active | €285,000 | €4,014 | 30.5% | 72 | 66 |
| Median comp | €342,500 | €4,882 | 15.4% | 77 | 77 |
Family rental The 2-bed apartment in Águas Livres is overpriced at €329,000, a 16.7% premium over its fair value of €281,883. While the location benefits from proximity to Lisbon, the current yield of 3% gross does not justify the elevated price point. Long-term rental Investing in this apartment for long-term rental purposes may not be favorable, given its market value significantly exceeds the fair value. The 3% gross yield is insufficient to warrant the purchase at €329,000, particularly in a location where nearby properties offer similar amenities at more competitive prices. Buy-and-hold The buy-and-hold strategy is not ideal for this 2-bed apartment, as its price of €329,000 is overpriced compared to the fair value of €281,883. With the current economic conditions and limited yield of 3%, long-term appreciation potential appears constrained, making this investment less attractive for the long haul.
Potential Economic Downturn The economic stability score of 75/100 indicates a moderate potential risk of economic downturns that could impact property values and rental incomes.
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