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 72 m² on the 4th floor, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment features high-quality furnishings, a well-designed layout maximizing space efficiency, and is situated within a vibrant community full of amenities and green spaces.
The valuation. The asking price of €263,000 is slightly below the fair value of €264,197, resulting in a minimal variance of €1,197 (0.5%). Consequently, the property is priced fairly within the current market. Buy-to-flip angle. The resale strategy involves value-added renovations to capitalize on the modern features and appealing aesthetics, potentially increasing the property's market price significantly for a quick turnover. Buy-to-let angle. With an estimated monthly rental income of €986, the property offers a gross yield of 4.5%, making it a suitable long-term family rental investment in a suburban Lisbon setting.
Fair value modelled at €264,197 from 6 comparable sales in the area. Asking €263,000 sits €1,197 (0.5%) below — the upside to fair value.
Asking €263,000 versus the Águas Livres, Amadora, Lisbon area baseline of €203,194 (€2,822/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 €203,194, adjusted for condition and micro-location, gives a modelled fair value of €264,197 (€3,669/m²), a €1,197 (0.5%) gap versus the €263,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 86cb47 | Subject | €263,000 | €3,653 | — | 73 | 75 |
| Encosta do Sol · 0dce9b | Active | €305,000 | €3,588 | 1.8% | 74 | 74 |
| rua General João de Almeida | Active | €299,000 | €4,600 | 25.9% | 85 | 81 |
| avenida Alexandre Salles | Active | €317,000 | €3,729 | 2.1% | 78 | 68 |
| rua Doutor Quirino Rosa, 20 | Active | €295,000 | €3,512 | 3.9% | 76 | 75 |
| Median comp | €302,000 | €3,659 | 0.2% | 77 | 75 |
Long-term rental The property in Águas Livres, Amadora, offers a fair investment opportunity with a gross yield of 4.5%, which is respectable for suburban Lisbon. With a condition score of 76/100 and neighborhood amenities graded at 75/100, this apartment is poised to attract stable long-term tenants. Family rental This 2-bed apartment, while priced fairly at €263,000, presents an appealing proposition for family rentals given its proximity to Lisbon and decent neighborhood scores. The 4.5% yield suggests a solid return on investment in a family-friendly environment, making it an attractive rental choice. Buy-and-hold Investing in this property as a buy-and-hold option seems reasonable, as it is fairly valued at €263,000 with a minor gap to fair value at only 0.5%. The mix of a consistent yield at 4.5% and the favorable condition and neighborhood ratings supports its long-term potential for value retention without immediate financial distress.
Tenant turnover risk Tenants may frequently move out, as indicated by a tenant stability score of 70/100, which can lead to increased vacancy rates and related 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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