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 103 m² on the 1st floor, built in 1974, energy rating E. Located on avenida dos Cravos Vermelhos S / N, Águas Livres parish, Amadora municipality, Lisbon district. Highlight: The apartment features spacious balconies that enhance natural light and ventilation, complemented by a convenient storage room for added functionality.
The valuation. The asking price of €330,000 is significantly above the fair value of €284,087, resulting in an overpricing of €45,913 (16.2%). This valuation indicates a lack of financial attractiveness for potential buyers.
Fair value modelled at €284,087 from 6 comparable sales in the area. Asking €330,000 sits €45,913 (16.2%) above — overpriced versus fair value.
Asking €330,000 versus the avenida dos Cravos Vermelhos S / N area baseline of €238,471 (€2,315/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €238,471, adjusted for condition and micro-location, gives a modelled fair value of €284,087 (€2,758/m²), a €45,913 (16.2%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida dos Cravos Vermelhos S / N | Subject | €330,000 | €3,204 | — | 60 | 82 |
| rua Cândido dos Reis, 40 2º | Active | €179,000 | €2,081 | 35.0% | — | 73 |
| praceta Soeiro Pereira Gomes, 3 | Active | €375,000 | €3,827 | 19.4% | 66 | 72 |
| rua Arnaldo Fernandes de Almeida, 19 | Active | €265,000 | €2,912 | 9.1% | 54 | 72 |
| praceta António Aleixo | Active | €337,500 | €3,479 | 8.6% | 66 | 76 |
| Median comp | €301,250 | €3,196 | 0.3% | 66 | 73 |
Long-term rental The property is overpriced, making it a less attractive option for long-term rental investments, as the projected gross yield of 4.3% does not sufficiently compensate for the premium price. With a fair value of €284,087, the gap of 16.2% indicates potential underperformance against more competitively priced alternatives in the area. Family rental Given the suburban location and proximity to good schools, family rental could be a viable strategy; however, the property’s current price point is disadvantageous. As the fair value suggests it is overpriced, families may seek more reasonably priced housing options in the neighbourhood. Buy-and-hold Investing in this property for a buy-and-hold strategy is not ideal due to its overpriced status, which may limit capital appreciation relative to the market. The gap from the fair value indicates that the risk taken in holding this asset may not result in adequate long-term returns compared to better-valued properties.$
Economic downturn risk A potential economic downturn could impact the high economic stability score of 80/100, leading to decreased demand for rentals and affecting tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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