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 63 m² on the 2nd floor, built in 1978, energy rating B. Located Águas Livres parish, Amadora municipality, Lisbon district. Notable Feature: The plumbing renovations completed in 2026 ensure modern functionality and reliability in both the kitchen and bathroom, enhancing the overall appeal of the apartment.
The valuation. The asking price of €279,000 is slightly below the fair value of €281,969, representing a difference of just 1.1%. This property is well positioned within its market and is considered fair.
Fair value modelled at €281,969 from 6 comparable sales in the area. Asking €279,000 sits €2,969 (1.1%) below — the upside to fair value.
Asking €279,000 versus the Águas Livres, Amadora, Lisbon area baseline of €233,680 (€3,709/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €233,680, adjusted for condition and micro-location, gives a modelled fair value of €281,969 (€4,476/m²), a €2,969 (1.1%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 3a72cf | Subject | €279,000 | €4,429 | — | 70 | 80 |
| rua Emília das Neves, 30 | Active | €600,000 | €8,000 | 80.6% | 75 | 78 |
| rua 1º de Dezembro, 3 | Active | €325,000 | €4,514 | 1.9% | 75 | 75 |
| praceta Padre Cruz, 6 | Active | €270,000 | €4,355 | 1.7% | 67 | 73 |
| rua Teófilo Braga | Active | €355,000 | €4,438 | 0.2% | 75 | 75 |
| Median comp | €340,000 | €4,476 | 1.1% | 75 | 75 |
Long-term rental This property presents a solid long-term rental opportunity with a gross yield of 4.2%, aligning with the fair value of €281,969. Given the neighbourhood's quality score of 80/100, it attracts reliable tenants, ensuring consistent income. Family rental With amenities and safety typically found in suburban areas, this property is well-suited for families looking for stable housing. The condition score of 73/100 indicates that it is in reasonable shape for a family-oriented rental market. Buy-and-hold This property is positioned as a steady buy-and-hold investment given its fair pricing and location in the suburban area of Lisbon. The attractive rental yield and the quality neighbourhood suggest the potential for stable appreciation over time.
Tenant turnover risk The tenant stability score of 70/100 suggests that there may be a moderate risk 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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