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 66 m² on the 2nd floor, built in 1982, energy rating E. Located on rua General Alves Roçadas, Águas Livres parish, Amadora municipality, Lisbon district. The property features a recently installed armored front door, enhancing security while providing a balance between immediate habitability and potential for customizable upgrades over time.
The valuation. The asking price of €274,000 sits marginally above the fair value of €265,859, representing a difference of €8,141 (3.1%). This indicates that the property is priced at a fair level relative to its assessed value.
Fair value modelled at €265,859 from 6 comparable sales in the area. Asking €274,000 sits €8,141 (3.1%) above — overpriced versus fair value.
Asking €274,000 versus the rua General Alves Roçadas area baseline of €265,285 (€4,019/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 46/100 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 €265,285, adjusted for condition and micro-location, gives a modelled fair value of €265,859 (€4,028/m²), a €8,141 (3.1%) gap versus the €274,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua General Alves Roçadas | Subject | €274,000 | €4,152 | — | 43 | 80 |
| rua Combatentes da Grande Guerra, 4 | Active | €249,000 | €4,082 | 1.7% | 45 | 75 |
| Venteira · 938759 | Active | €240,000 | €3,692 | 11.1% | 40 | 76 |
| Venteira · 6c7c24 | Active | €350,000 | €4,487 | 8.1% | 42 | 78 |
| parque Central | Active | €260,000 | €4,483 | 8.0% | 42 | 76 |
| Median comp | €254,500 | €4,283 | 3.2% | 42 | 76 |
Long-term rental This 2-bed apartment in Águas Livres offers a gross yield of 4.1%, making it a reasonable choice for investors seeking steady income streams. With a fair value of €265,859 compared to the asking price of €274,000, potential returns remain acceptable despite limited upside. Buy-and-hold Given the 80/100 neighborhood score, this property presents moderate long-term growth potential, maintaining its value in a stable location. However, with the current market valuation at €274,000, it aligns closely with the fair market value, indicating limited room for substantial appreciation. Family rental The spacious 66m² layout is appealing to families looking for long-term rental options in an area equipped with urban amenities. Although the property is fairly valued at €274,000, its location and residential appeal position it well for family tenants, ensuring consistent demand.
Tenant turnover risk High tenant turnover could be a possibility given the tenant stability score of 75/100, which suggests that the current tenants may not remain long-term.
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
