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 56 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. This apartment benefits from abundant natural light and offers quick access to Lisbon, making it an attractive option for renters and investors alike.
The valuation. The asking price of €269,700 sits 2.6% below the fair value of €276,935. This property is priced fairly given its competitive market position and quality. Buy-to-flip angle. The target resale strategy would involve minor cosmetic upgrades to capitalize on a favorable market, potentially increasing the property's appeal and value upon resale. Buy-to-let angle. With an estimated gross yield of 3.9%, the property can generate approximately €877 per month, making it an attractive option for long-term rental, especially considering its proximity to Lisbon city center.
Fair value modelled at €276,935 from 6 comparable sales in the area. Asking €269,700 sits €7,235 (2.6%) below — the upside to fair value.
Asking €269,700 versus the Águas Livres, Amadora, Lisbon area baseline of €230,233 (€4,111/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €230,233, adjusted for condition and micro-location, gives a modelled fair value of €276,935 (€4,945/m²), a €7,235 (2.6%) gap versus the €269,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 3df694 | Subject | €269,700 | €4,816 | — | 74 | 76 |
| Águas Livres · 4a463f | Active | €235,000 | €4,608 | 4.3% | 70 | 81 |
| rua Santo António de Lisboa | Active | €275,000 | €3,667 | 23.9% | 72 | 72 |
| rua Trindade Coelho, 5 | Active | €274,700 | €5,283 | 9.7% | 78 | 78 |
| Águas Livres · ba5b3d | Active | €291,500 | €3,690 | 23.4% | 70 | 74 |
| Median comp | €274,850 | €4,149 | 13.9% | 71 | 76 |
Long-term rental Given its proximity to Lisbon city center and good transport links, this property can attract long-term tenants looking for convenience. With a gross yield of 3.9%, the investment aligns well with stable rental income expectations in a mixed-use neighborhood. Buy-and-hold The property, with a fair value of €276,935 and only a 2.6% gap from its listing price, suggests a stable investment for appreciation over time. Its moderate condition rating of 76/100 indicates it may not require significant immediate capital improvements, making it suitable for long-term hold strategies. Family rental The neighborhood's blend of residential and commercial properties makes it a viable option for family rentals, appealing to those who value access to amenities. While this property is rightly priced, its attributes suggest potential demand in a stable family housing market.
Tenant turnover risk With a tenant stability score of 70/100, there is a notable risk of increased tenant turnover which may lead to higher vacancy rates and costs associated with re-letting the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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