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.
3-bedroom, 2-bathroom apartment of 90 m², energy rating D. Located on praceta Familiar na Damaia, Águas Livres parish, Amadora municipality, Lisbon district. Unique Feature: This apartment boasts high window placement that enhances privacy and security while flooding the space with natural light, a rare combination for ground-level properties. Location Advantage: Situated in a quiet family square, it offers a serene environment with convenient access to schools and transport links.
The valuation. The asking price of €349,000 is significantly above the fair value of €310,781, representing an overcharge of €38,219 (12.3%). This property is considered overpriced given the current market conditions.
Fair value modelled at €310,781 from 6 comparable sales in the area. Asking €349,000 sits €38,219 (12.3%) above — overpriced versus fair value.
Asking €349,000 versus the praceta Familiar na Damaia area baseline of €230,661 (€2,563/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €230,661, adjusted for condition and micro-location, gives a modelled fair value of €310,781 (€3,453/m²), a €38,219 (12.3%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Familiar na Damaia | Subject | €349,000 | €3,878 | — | 74 | 78 |
| rua Elias Garcia | Active | €309,000 | €3,396 | 12.4% | 75 | 74 |
| avenida Alexandre Salles | Active | €330,000 | €3,511 | 9.5% | 82 | 73 |
| Venteira · cfe213 | Active | €315,000 | €3,750 | 3.3% | 67 | 77 |
| rua Pedro Del Negro, 8 | Active | €310,000 | €3,370 | 13.1% | 68 | 76 |
| Median comp | €312,500 | €3,454 | 10.9% | 72 | 75 |
Long-term rental The property is overpriced at €349,000, exceeding the fair value of €310,781 by 12.3%, which limits potential profitability in a long-term rental strategy. With a gross yield of only 3.8% and tenant quality concerns, this investment may not generate sufficient returns over the long term. Family rental Given the current price of €349,000, which is 12.3% above fair value, investors may struggle to achieve an attractive return in the family rental market. The property’s moderate condition score of 77/100 and the area's amenities may not justify the elevated price tag for families seeking affordable housing. Buy-and-hold At a listing price of €349,000, the investment is overpriced compared to the fair value of €310,781, resulting in a less favorable outlook for a buy-and-hold strategy. The potential for capital appreciation is diminished by the property’s low gross yield of 3.8% and the neighborhood's current market conditions, making this a less attractive long-term investment.
Economic downturn risk A sudden economic downturn could adversely affect the property value despite an economic stability score of 80/100, and the tenant stability score of 75/100 indicates potential turnover issues.
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