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 84 m² on the 6th floor, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The closed balcony adds versatile space that can be transformed into a leisure area, office, or additional storage, enhancing the apartment's functionality and appeal.
The valuation. The asking price of €265,000 sits above fair value at €241,237, indicating a difference of €23,763 (9.9%). This pricing suggests that while the property is acceptable, it does not present an exceptional financial opportunity. Buy-to-flip angle. The buy-to-flip strategy focuses on making targeted cosmetic upgrades, particularly in the kitchen, to enhance appeal. This approach seeks to capitalize on the area’s market dynamics to achieve a profitable resale after renovations. Buy-to-let angle. Leveraging a gross yield of 4.6%, the estimated rental income of €1,016/month positions this property as an attractive long-term investment. The suburban location near Lisbon makes it appealing for families seeking stable rental options.
Fair value modelled at €241,237 from 6 comparable sales in the area. Asking €265,000 sits €23,763 (9.9%) above — overpriced versus fair value.
Asking €265,000 versus the Águas Livres, Amadora, Lisbon area baseline of €199,260 (€2,372/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 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 €199,260, adjusted for condition and micro-location, gives a modelled fair value of €241,237 (€2,872/m²), a €23,763 (9.9%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 15e1da | Subject | €265,000 | €3,155 | — | 62 | 78 |
| rua de Macau, 10 | Active | €175,000 | €2,134 | 32.4% | — | 77 |
| Carnaxide e Queijas · 483bee | Active | €365,000 | €3,443 | 9.1% | 64 | 68 |
| Encosta do Sol · 0900af | Active | €271,000 | €2,710 | 14.1% | — | 76 |
| rua Aniceto do Rosário, 12 | Active | €280,000 | €2,887 | 8.5% | 60 | 76 |
| Median comp | €275,500 | €2,799 | 11.3% | 62 | 76 |
Long-term rental The property in Águas Livres, listed at €265,000, offers a gross yield of 4.6% which is competitive for the suburban context near Lisbon. Given its fair value of €241,237, potential investors can expect moderate returns while maintaining a sustainable income stream from long-term tenants. Family rental With a condition rating of 64/100 and a neighbourhood score of 78/100, this 2-bed apartment presents a decent option for families seeking stable housing in the area. The listing price of €265,000 reflects the current market, suggesting that while appealing, it may not hold distinct advantages over more competitively priced alternatives. Buy-and-hold Investing in this property as a buy-and-hold strategy could yield steady returns due to its favorable gross rental yield of 4.6%. However, considering the fair value of €241,237, the current price of €265,000 may limit potential appreciation compared to other investment opportunities in the vicinity.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and associated 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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