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 65 m² on the 2nd floor, energy rating E. Located on avenida Dom João V, 19, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes two spacious balconies that enhance natural light and provide outdoor space, as well as a prime location near public transport and local amenities.
The valuation. The asking price of €599,000 is significantly above the fair value of €277,664, representing a 115.7% markup, which renders it overpriced. This discrepancy suggests limited potential for immediate appreciation in value.
Fair value modelled at €277,664 from 6 comparable sales in the area. Asking €599,000 sits €321,336 (115.7%) above — overpriced versus fair value.
Asking €599,000 versus the avenida Dom João V, 19 area baseline of €244,659 (€3,764/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 €244,659, adjusted for condition and micro-location, gives a modelled fair value of €277,664 (€4,272/m²), a €321,336 (115.7%) gap versus the €599,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Dom João V, 19 | Subject | €599,000 | €9,215 | — | 68 | 80 |
| rua Combatentes da Grande Guerra | Active | €249,000 | €4,082 | 55.7% | 70 | 70 |
| Encosta do Sol · dee5a4 | Active | €350,000 | €4,795 | 48.0% | — | 75 |
| rua Carvalho Araújo | Active | €270,000 | €3,750 | 59.3% | 66 | 74 |
| avenida Miguel Bombarda, 19 | Active | €290,000 | €4,462 | 51.6% | 65 | 76 |
| Median comp | €280,000 | €4,272 | 53.6% | 66 | 75 |
Long-term rental The property is overpriced at €599,000, significantly exceeding the fair value of €277,664. With a gross yield of only 1.9%, investors may struggle to achieve satisfactory returns in a long-term rental strategy. Buy-and-hold Given its valuation at €599,000 versus a fair market value of €277,664, this investment is currently overpriced by 115.7%. The 65/100 condition score further complicates potential appreciation in value over time, questioning the viability of a buy-and-hold approach. Family rental At a listing price of €599,000 against a fair value of €277,664, this property is overpriced and not an attractive option for family rental purposes. Families typically seek reasonable rental costs relative to property values, and a gross yield of 1.9% does not support long-term financial sustainability for landlords in this segment.
Tenant turnover risk With a tenant stability score of 80/100, there is a moderate risk of turnover, which could lead to increased vacancy rates and associated costs if a significant portion of tenants decides to leave.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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