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, 2-bathroom apartment of 115 m² on the 4th floor, built in 2008, energy rating A+. Located Águas Livres parish, Amadora municipality, Lisbon district. This apartment offers a rare unobstructed view and includes two side-by-side parking spaces, enhancing both convenience and potential resale value.
The valuation. The asking price of €480,000 sits €94,601 (16.5%) below the fair value of €574,601, indicating the property is underpriced. This presents an opportunity for a strategic investment. Buy-to-flip angle. With the property underpriced, a buy-and-flip strategy could yield significant profits through targeted renovations and a quick resale in a market benefiting from Lisbon’s amenities. Buy-to-let angle. The estimated rental income of €1,440/month provides a gross yield of 3.6%, making this an attractive option for long-term family rentals in a desirable suburban area.
Fair value modelled at €574,601 from 6 comparable sales in the area. Asking €480,000 sits €94,601 (16.5%) below — the upside to fair value.
Asking €480,000 versus the Águas Livres, Amadora, Lisbon area baseline of €482,250 (€4,193/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €482,250, adjusted for condition and micro-location, gives a modelled fair value of €574,601 (€4,997/m²), a €94,601 (16.5%) gap versus the €480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 833fc8 | Subject | €480,000 | €4,174 | — | 72 | 68 |
| rua Baden Powell, 1 | Active | €469,000 | €4,078 | 2.3% | 75 | 78 |
| rua Pêro Escobar | Active | €585,000 | €3,874 | 7.2% | 80 | 68 |
| rua Teófilo Braga | Active | €355,000 | €4,438 | 6.3% | 75 | 75 |
| rua Espregueira Mendes, 12 | Active | €500,000 | €5,556 | 33.1% | 75 | 81 |
| Median comp | €484,500 | €4,258 | 2.0% | 75 | 77 |
Long-term rental The property in Águas Livres is strategically located, leveraging its proximity to Lisbon's employment centers, which enhances its appeal for long-term renters. With a yield of 3.6% gross and a fair value gap of 16.5%, it represents a favorable investment opportunity despite its current 75/100 condition rating. Family rental This apartment meets the needs of families seeking a spacious environment in a suburban setting with low crime rates. Given its proximity to amenities and a fair value gap of 16.5%, it is well-positioned to cater to family renters looking for a comfortable home near Lisbon. Buy-and-hold Investing in this property aligns with a buy-and-hold strategy, as the surrounding area benefits from continuous demand due to its accessibility to Lisbon. With the property valued at €480,000 against a fair value of €574,601, the 16.5% gap indicates potential for appreciation over time in this growing market.
Tenant turnover risk: With a tenant stability score of 60/100, there is a heightened risk of frequent vacancies, which may lead to increased costs and reduced cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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