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 51 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts a modern kitchen with high-efficiency appliances and is strategically located for rapid access to Lisbon's cultural and commercial hubs via excellent public transport links.
The valuation. The asking price of €235,000 is positioned above the fair value of €220,843, with a variance of €14,157 (6.4%). While the property is reasonably valued, buyers should be cautious of the slight premium above its fair market assessment.
Fair value modelled at €220,843 from 6 comparable sales in the area. Asking €235,000 sits €14,157 (6.4%) above — overpriced versus fair value.
Asking €235,000 versus the Águas Livres, Amadora, Lisbon area baseline of €185,465 (€3,637/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 €185,465, adjusted for condition and micro-location, gives a modelled fair value of €220,843 (€4,330/m²), a €14,157 (6.4%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 4a463f | Subject | €235,000 | €4,608 | — | 70 | 81 |
| rua Pedro Franco | Active | €329,000 | €5,483 | 19.0% | 65 | 72 |
| Águas Livres · ba5b3d | Active | €291,500 | €3,690 | 19.9% | 70 | 74 |
| rua Ilha do Porto Santo, 6 | Active | €295,000 | €4,758 | 3.3% | 70 | 73 |
| rua Santo António de Lisboa | Active | €275,000 | €3,667 | 20.4% | 72 | 72 |
| Median comp | €293,250 | €4,224 | 8.3% | 70 | 73 |
Long-term rental This property is fairly valued, presenting an opportunity for steady cash flow at a gross yield of 4.1%. With a strong neighbourhood score of 81/100, it caters well to long-term residents seeking stability and access to the greater Lisbon area. Family rental As a family rental, this apartment fits well within the local market dynamics, given its proximity to schools and amenities that attract families. The decent condition score of 71/100 supports its appeal to tenants looking for a comfortable home in a well-rated neighbourhood. Buy-and-hold This investment holds potential for appreciation over time while providing a reasonable yield of 4.1%, reflecting its fair valuation. The strong local infrastructure and amenities suggest that the property could experience stable demand, making it a suitable candidate for a buy-and-hold strategy.
Tenant turnover risk Tenant stability is relatively moderate at 75/100, indicating potential volatility in rental income due to tenant changes.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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