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 62 m² on the 2nd floor, energy rating B. Located on praceta Padre Cruz, 6, Águas Livres parish, Amadora municipality, Lisbon district. This apartment boasts a closed terrace offering additional usable space, perfect for a home office or relaxation area, enhancing its appeal for both personal use and investment.
The valuation. The asking price of €270,000 sits 4.6% below the fair value of €283,047, suggesting this apartment is fairly valued in the current market situation.
Fair value modelled at €283,047 from 6 comparable sales in the area. Asking €270,000 sits €13,047 (4.6%) below — the upside to fair value.
Asking €270,000 versus the praceta Padre Cruz, 6 area baseline of €250,050 (€4,033/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €250,050, adjusted for condition and micro-location, gives a modelled fair value of €283,047 (€4,565/m²), a €13,047 (4.6%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Padre Cruz, 6 | Subject | €270,000 | €4,355 | — | 67 | 73 |
| rua Vieira Lusitano | Active | €304,900 | €4,691 | 7.7% | — | 79 |
| avenida Padre Himalaia | Active | €300,000 | €4,412 | 1.3% | — | 81 |
| avenida São Pedro | Active | €295,000 | €4,338 | 0.4% | — | 78 |
| rua Emília das Neves, 30 | Active | €600,000 | €8,000 | 83.7% | 75 | 78 |
| Median comp | €302,450 | €4,552 | 4.5% | 75 | 79 |
Long-term rental This 2-bed apartment offers a respectable yield of 4.2% gross, making it a stable option for long-term rental in the competitive Greater Lisbon market. Given its fair valuation status, it may not present significant appreciation potential, but the consistent demand for housing in Amadora offers solid tenant quality and occupancy prospects. Buy-and-hold Investing in this property as a buy-and-hold strategy could yield steady cash flow, though its fair valuation of €270,000 indicates limited room for price growth in the immediate future. The proximity to Lisbon enhances its appeal for potential renters, ensuring that long-term tenants will be readily available. Family rental As a family rental, this apartment is well-suited due to its fair valuation and favorable neighborhood score of 73/100, indicating a secure environment for families. The apartment's size and suburban location near Lisbon align well with the preferences of families seeking affordable living spaces while remaining close to urban amenities.
Economic and Tenant Instability Risk With both economic and tenant stability scores at 70/100, there is a risk of potential fluctuations in rental income due to shifting market conditions and tenant turnover, impacting overall profitability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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