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, 2-bathroom apartment of 77 m², built in 1993, energy rating E. Located on largo da Igreja, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The property includes a well-maintained open space living area that enhances the feeling of spaciousness, along with a prime ground floor location offering easy beach access and convenience.
The valuation. The asking price of €300,000 exceeds the fair value of €268,364 by €31,636 (11.8%), indicating that the property is overpriced. This discrepancy suggests that investors should approach this listing with caution.
Fair value modelled at €276,854 from 5 comparable sales in the area. Asking €300,000 sits €23,146 (8.4%) above — overpriced versus fair value.
Asking €300,000 versus the largo da Igreja area baseline of €223,115 (€2,898/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €223,115, adjusted for condition and micro-location, gives a modelled fair value of €276,854 (€3,596/m²), a €23,146 (8.4%) gap versus the €300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo da Igreja | Subject | €300,000 | €3,896 | — | 68 | 80 |
| rua Pinheiro Borges | Active | €320,000 | €3,721 | 4.5% | 75 | 75 |
| Venteira · 0c05c4 | Active | €350,000 | €3,241 | 16.8% | 72 | 74 |
| rua Óscar Monteiro Torres, 39 | Active | €310,000 | €4,133 | 6.1% | 72 | 81 |
| Águas Livres · 023b3a | Active | €320,000 | €3,596 | 7.7% | 70 | 77 |
| Median comp | €320,000 | €3,659 | 6.1% | 72 | 76 |
Long-term rental The property in Águas Livres, Amadora, is priced at €300,000, which reflects an 11.8% overvaluation compared to the fair value of €268,364. With a gross yield of 3.8% and a condition score of 64/100, the return potential does not justify the current listing price, making this strategy less appealing. Short-term vacation rental Given the property’s location and amenities, even with a strong neighborhood rating of 80/100, the asking price of €300,000 indicates it is overpriced against the fair market value of €268,364. The gross yield of 3.8% further suggests that entering the short-term market at this price point would be financially unwise. Buy-and-hold Holding this property for long-term appreciation seems less attractive, as it is currently valued at €300,000—11.8% above the fair value of €268,364. With a score of 64/100 for condition, the investment may require additional capital for improvements, compounding the viability issues at this price point.
Tenant turnover risk A tenant stability score of 75/100 suggests a moderate likelihood of turnover, which could affect cash flow and increase vacancy costs.
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