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 70 m² on the 5th floor. Located Águas Livres parish, Amadora municipality, Lisbon district. The apartment features a cozy living room with a fireplace, enhancing warmth and charm, while a 2 m² balcony off one bedroom provides outdoor space for relaxation.
The valuation. The asking price of €295,000 sits 2.4% below the fair value of €302,181, indicating a fair valuation for the property. This suggests that the property is reasonably priced given the current market dynamics.
Fair value modelled at €302,181 from 6 comparable sales in the area. Asking €295,000 sits €7,181 (2.4%) below — the upside to fair value.
Asking €295,000 versus the Águas Livres, Amadora, Lisbon area baseline of €249,958 (€3,571/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €249,958, adjusted for condition and micro-location, gives a modelled fair value of €302,181 (€4,317/m²), a €7,181 (2.4%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 3df480 | Subject | €295,000 | €4,214 | — | 74 | 76 |
| Pontinha e Famões · 001bb2 | Active | €355,000 | €4,733 | 12.3% | 75 | 73 |
| rua João Crisóstomo de Sá, 12B | Active | €320,000 | €4,267 | 1.2% | 73 | 72 |
| avenida Miguel Bombarda, 24 | Active | €345,000 | €4,367 | 3.6% | 68 | 78 |
| parque Central | Active | €319,000 | €3,988 | 5.4% | 70 | 74 |
| Median comp | €332,500 | €4,317 | 2.4% | 72 | 74 |
Long-term rental Given its fair valuation at €295,000, this 2-bed apartment is positioned well for long-term rental, offering a gross yield of 3.7%. The suburban location near Lisbon ensures decent tenant quality, making it a stable investment choice. Family rental With a condition score of 73 and a neighbourhood rating of 76, this apartment is well-suited for family rentals in Águas Livres. The property’s proximity to schools and lower crime rates enhances its appeal for families seeking accommodation. Buy-and-hold Investing in this property as a buy-and-hold strategy is reasonable given its fair value and potential for stable appreciation over time. Its location coupled with a solid yield indicates that it can provide reliable cash flow for years to come.
Tenant turnover risk The tenant stability score of 75/100 suggests a moderate risk of tenant turnover, which could lead to increased vacancy periods and higher leasing costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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