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 82 m², energy rating C. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes air conditioning in both the living room and home office, ensuring comfort throughout the year. Renovation Year: Fully renovated in 2022 for modern living.
The valuation. The asking price of €310,000 is €65,301 (17.4%) below the fair value of €375,301, indicating that this property is underpriced. This variance suggests a good opportunity for investment without the risks of overvaluation.
Fair value modelled at €375,301 from 6 comparable sales in the area. Asking €310,000 sits €65,301 (17.4%) below — the upside to fair value.
Asking €310,000 versus the Águas Livres, Amadora, Lisbon area baseline of €298,577 (€3,641/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €298,577, adjusted for condition and micro-location, gives a modelled fair value of €375,301 (€4,577/m²), a €65,301 (17.4%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · ade592 | Subject | €310,000 | €3,780 | — | 76 | 78 |
| praceta São Jorge da Mina | Active | €290,000 | €4,085 | 8.0% | 76 | 78 |
| Encosta do Sol · 82c668 | Active | €298,000 | €3,772 | 0.2% | 75 | 70 |
| Mina de Água · f3657f | Active | €295,000 | €4,538 | 20.0% | 73 | 72 |
| Venteira · ba3f99 | Active | €299,990 | €4,615 | 22.1% | 72 | 80 |
| Median comp | €296,500 | €4,312 | 14.0% | 74 | 75 |
Long-term rental The property in Águas Livres offers a compelling opportunity for long-term rental with its 4% gross yield, making it an attractive investment for stable cash flow. Given the relatively low crime rate and proximity to Lisbon, tenant demand is likely to remain strong. Family rental This 2-bed apartment is well-suited for families seeking a suburban lifestyle while maintaining easy access to urban amenities, and its condition rating of 79/100 supports a positive living experience. The neighborhood's quality of life and amenities make it an appealing option for long-term family renters. Buy-and-hold The current listing of €310,000 indicates the property is subvalorizada by 17.4%, presenting an opportunity for capital appreciation over time as the market stabilizes. In the context of significant development in the Águas Livres area, this investment strategy aligns well with future value increase expectations.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of higher tenant turnover, potentially leading to increased vacancy rates and decreased rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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