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 97 m², built in 1977, energy rating D. Located on rua Heróis de Dadra, Águas Livres parish, Amadora municipality, Lisbon district. This apartment features an expansive 82 m² private terrace, ideal for outdoor entertaining and relaxation, enhancing its living space significantly.
The valuation. The asking price of €320,000 is above the fair value of €278,571, representing an overvaluation of €41,429 (14.9%). This indicates that the property is expensive relative to its actual market worth.
Fair value modelled at €278,571 from 6 comparable sales in the area. Asking €320,000 sits €41,429 (14.9%) above — overpriced versus fair value.
Asking €320,000 versus the rua Heróis de Dadra area baseline of €228,074 (€2,351/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €228,074, adjusted for condition and micro-location, gives a modelled fair value of €278,571 (€2,872/m²), a €41,429 (14.9%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Heróis de Dadra | Subject | €320,000 | €3,299 | — | 67 | 75 |
| Venteira · d7a417 | Active | €397,000 | €2,595 | 21.3% | — | 73 |
| estrada de Benfica | Active | €389,000 | €3,670 | 11.2% | 70 | 78 |
| rua Aniceto do Rosário, 12 | Active | €280,000 | €2,887 | 12.5% | 60 | 76 |
| Mina de Água · 38c306 | Active | €185,000 | €2,342 | 29.0% | — | 73 |
| Median comp | €334,500 | €2,741 | 16.9% | 65 | 75 |
Long-term rental The property, with a gross yield of 3.7%, indicates limited potential for attractive cash flow, especially given its current listing price of €320,000 compared to a fair value of €278,571. This significant gap of 14.9% suggests that investors may face challenges in achieving good returns over the long term. Buy-and-hold Given the current condition rating of 65/100 and an overpriced position of the apartment, the buy-and-hold strategy may not yield desirable appreciation in value. The price premium of €41,429 above fair value raises concerns regarding the future market performance of this asset. Family rental While the neighborhood exhibits some positive elements such as access to amenities, the property’s listing at €320,000 presents a challenge in attracting potential family renters. The 14.9% gap from fair value suggests that the asking price may deter families looking for reasonable renting options in a market where affordability is key.
Tenant turnover risk High tenant turnover could lead to vacancies given a tenant stability score of 70/100, which may impact rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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