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 62 m², energy rating D. Located on rua Professor Doutor Egas Moniz, 31, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts a substantial 38 m² private terrace equipped with a water point and outdoor lighting, perfect for dining and leisure activities in privacy.
The valuation. The asking price of €285,000 sits slightly below the fair value of €292,280, indicating a modest difference of €7,280, or 2.5%. Verdict: fair. Buy-to-flip angle. The buy-to-flip strategy may not yield significant returns due to the property's fair valuation, but minor aesthetic improvements could enhance market appeal. Buy-to-let angle. With an estimated rental income of €926/month, the gross yield stands at 3.9%, making it an appealing option for long-term family rentals in a desirable suburban area.
Fair value modelled at €292,280 from 6 comparable sales in the area. Asking €285,000 sits €7,280 (2.5%) below — the upside to fair value.
Asking €285,000 versus the rua Professor Doutor Egas Moniz, 31 area baseline of €253,899 (€4,095/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €253,899, adjusted for condition and micro-location, gives a modelled fair value of €292,280 (€4,714/m²), a €7,280 (2.5%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Professor Doutor Egas Moniz, 31 | Subject | €285,000 | €4,597 | — | 75 | 80 |
| rua Luís Vaz de Camões | Active | €279,000 | €3,986 | 13.3% | 72 | 75 |
| rua Pedro Franco | Active | €329,000 | €5,483 | 19.3% | 65 | 72 |
| rua Ilha do Porto Santo, 6 | Active | €295,000 | €4,758 | 3.5% | 70 | 73 |
| Falagueira-Venda Nova · 19f58e | Active | €329,000 | €4,569 | 0.6% | 65 | 76 |
| Median comp | €312,000 | €4,664 | 1.5% | 68 | 74 |
Long-term rental The yield of 3.9% gross indicates a reasonable return for long-term rental, aligning with the fair value of the property at €285,000. The neighborhood's score of 80/100 suggests a strong demand for rentals, making this a stable investment opportunity. Buy-and-hold Given that the property’s fair value of €292,280 is only marginally higher (2.5% gap), this investment may provide stable appreciation over time without presenting significant risks. The favorable neighborhood quality ensures sustained interest, beneficial for a buy-and-hold strategy. Family rental While the property is fairly priced, its size and condition remain suitable for family rentals, appealing to those seeking a suburban lifestyle close to Lisbon. With an 80/100 neighborhood score and decent amenities, it stands a good chance of attracting long-term family tenants. Not ideal for short-term vacation rental This property, given its fair value standing, does not align with the dynamics required for successful short-term vacation rentals in competitive markets. The suburban location and moderate condition could limit its appeal to transient guests seeking luxury or unique stays. Not ideal for luxury market The apartment is fairly priced, yet it lacks the high-end features expected in the luxury market, potentially leading to a long time on market if listed at a premium. Furthermore, its condition and neighborhood amenities do not support a luxury positioning. Not ideal for student housing While the property’s fair price suggests stability, its size and family-oriented setting are less attractive for the student rental market, which typically favors larger, more communal living arrangements. The suburban location may also deter students seeking proximity to university campuses.
Tenant turnover risk High tenant turnover may impact cash flow, especially with a tenant stability score of 75/100, indicating potential challenges in retaining occupants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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