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 88 m², energy rating D. Located on rua Maria Lamas, Águas Livres parish, Amadora municipality, Lisbon district. The apartment features modernized flooring and renewed double-glazed window frames, enhancing energy efficiency and aesthetic appeal, while the high ground floor location ensures added privacy.
The valuation. The asking price of €379,000 sits €27,788 (6.8%) below the fair value of €406,788. This property is therefore appropriately priced at fair value.
Fair value modelled at €406,788 from 6 comparable sales in the area. Asking €379,000 sits €27,788 (6.8%) below — the upside to fair value.
Asking €379,000 versus the rua Maria Lamas area baseline of €347,031 (€3,944/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €347,031, adjusted for condition and micro-location, gives a modelled fair value of €406,788 (€4,623/m²), a €27,788 (6.8%) gap versus the €379,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Maria Lamas | Subject | €379,000 | €4,307 | — | 75 | 78 |
| Alfragide · 467e82 | Active | €410,000 | €3,661 | 15.0% | 65 | 73 |
| Mina de Água · 6a954c | Active | €280,000 | €3,590 | 16.6% | 65 | 75 |
| praceta João Guedes, 4 | Active | €425,000 | €3,664 | 14.9% | 65 | 74 |
| Benfica · cfe1cf | Active | €480,000 | €5,581 | 29.6% | 75 | 81 |
| Median comp | €417,500 | €3,663 | 15.0% | 65 | 75 |
Long-term rental The property in Águas Livres presents a fair pricing dynamic with a gap of only 6.8% from its fair value, making it a reasonable option for stable income generation. With a gross yield of 3.5%, investors can expect moderate returns in a suburban area known for its residential appeal and good transport links. Buy-and-hold Given its valuation at €379,000, which is fairly close to the fair value of €406,788, this property is suitable for a buy-and-hold strategy in a location with positive fundamentals. The decent condition score of 71/100 suggests that the property requires minimal immediate investment, aligning well with long-term capital appreciation prospects. Family rental The property serves well as a family rental in the residentially appealing Águas Livres area, bolstered by the presence of nearby public schools and amenities. With a solid neighbourhood rating of 78/100, it presents enough attraction for families seeking quality living conditions, despite it being fairly priced at €379,000.
Tenant turnover risk High tenant turnover could occur due to the tenant stability score of 75/100, which indicates potential challenges in retaining long-term residents and may affect rental income stability.
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