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 50 m² on the 3rd floor, built in 1967, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment features a unique open-space design that seamlessly connects the living room and kitchen, enhancing both light and social interaction throughout the space.
The valuation. The asking price of €269,700 sits €31,798 (13.4%) above the fair value of €237,902, indicating that the property is overpriced. This discrepancy suggests a more cautious approach when considering acquisition. Buy-to-flip angle. The buy-to-flip strategy would focus on cosmetic renovations, leveraging the kitchen's quality while updating standard bathroom fixtures, to drive a resale price above the current listing. This could potentially increase the property’s market appeal significantly. Buy-to-let angle. A buy-to-let strategy would yield an estimated monthly rental income of €877, reflecting a gross yield of 3.9%. With the proximity to Lisbon, demand for rentals could sustain or increase, enhancing long-term investment viability.
Fair value modelled at €237,902 from 6 comparable sales in the area. Asking €269,700 sits €31,798 (13.4%) above — overpriced versus fair value.
Asking €269,700 versus the Águas Livres, Amadora, Lisbon area baseline of €191,511 (€3,830/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €191,511, adjusted for condition and micro-location, gives a modelled fair value of €237,902 (€4,758/m²), a €31,798 (13.4%) gap versus the €269,700 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 1908f0 | Subject | €269,700 | €5,394 | — | 80 | 72 |
| Águas Livres · 19f3f9 | Active | €269,700 | €4,904 | 9.1% | 75 | 77 |
| Queluz e Belas · ba3c62 | Active | €289,000 | €4,446 | 17.6% | 75 | 74 |
| rua Professor Egas Moniz, 27 | Active | €340,000 | €7,391 | 37.0% | 80 | 77 |
| rua Joaquim Tim Tim Sitima, 7 | Active | €289,000 | €3,853 | 28.6% | 73 | 76 |
| Median comp | €289,000 | €4,675 | 13.3% | 75 | 77 |
Long-term rental The 2-bed apartment in Águas Livres is currently overpriced, with a listing of €269,700 compared to a fair value of €237,902, reflecting a 13.4% gap. With a gross yield of only 3.9%, the property's financial returns do not justify the premium, especially considering its rating of 72/100 in the neighbourhood dynamics. Buy-and-hold Investing in the Águas Livres apartment may not be prudent, as the property's value is 13.4% above fair market indications, priced at €269,700 instead of €237,902. Long-term appreciation seems uncertain due to its relatively low yield of 3.9% and a condition rating of 79/100, suggesting potential future costs for maintenance. Family rental Although the location benefits from proximity to Lisbon and nearby amenities, the family rental strategy is hindered by the apartment's overpriced status at €269,700, compared to a fair valuation of €237,902, representing a 13.4% premium. Additionally, with a gross yield of just 3.9%, it may deter families seeking value for their housing investment. Not ideal for The property is not suitable for short-term rental due to its overpriced nature and relatively low gross yield of 3.9%, limiting profitability in this market segment. Furthermore, the luxury market is also unlikely to find appeal here, as the apartment's condition and valuation undermine its attractiveness.
Tenant turnover risk With a tenant stability score of 60/100, there could be a higher likelihood of tenant turnover, which may lead to increased vacancy rates and associated costs.
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