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.
4-bedroom, 2-bathroom apartment of 120 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes premium materials from the Netherlands, ensuring a contemporary design, while its customizable finishes allow for personalization during the final stages of remodeling.
The valuation. The asking price of €435,000 exceeds the fair value of €389,261 by €45,739 (11.8%), indicating the property is overpriced. Investors should be cautious before engaging with this asset due to the inflated price. Buy-to-flip angle. With an average condition rating of 54/100, there is potential for cosmetic upgrades to enhance appeal and resale value. A strategic renovation could yield a profitable turnover for quick resale within an improving market. Buy-to-let angle. A gross yield of 4% indicates a strong rental potential, with estimated monthly income around €1,450. This property can serve as an attractive long-term investment for family rentals in a mixed neighborhood with reasonable demand.
Fair value modelled at €389,261 from 6 comparable sales in the area. Asking €435,000 sits €45,739 (11.8%) above — overpriced versus fair value.
Asking €435,000 versus the Águas Livres, Amadora, Lisbon area baseline of €361,613 (€3,013/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 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 €361,613, adjusted for condition and micro-location, gives a modelled fair value of €389,261 (€3,244/m²), a €45,739 (11.8%) gap versus the €435,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 8342ab | Subject | €435,000 | €3,625 | — | 55 | 74 |
| Venteira · 834077 | Active | €292,000 | €3,244 | 10.5% | 50 | 74 |
| Carnaxide e Queijas · 467ff7 | Active | €380,000 | €5,352 | 47.6% | 52 | 79 |
| avenida José Elias Garcia, 23 | Active | €302,000 | €3,082 | 15.0% | 60 | 75 |
| Venteira · f3655f | Active | €395,000 | €4,647 | 28.2% | 54 | 75 |
| Median comp | €341,000 | €3,946 | 8.8% | 53 | 75 |
Long-term rental The current listing price of €435,000 reflects a gap of 11.8% above the fair value of €389,261, indicating the property is overpriced. While offering a gross yield of 4%, the subpar condition score of 54/100 suggests additional investment may be required to attract reliable long-term tenants. Family rental With a fair value significantly lower than the current asking price, this property is considered overpriced, which could limit its appeal for family renters seeking affordability. The neighbourhood rating of 74/100 offers a decent environment, but the property’s condition may deter families looking for quality housing. Buy-and-hold The 4-bed apartment is currently overpriced, creating a barrier to entry for long-term investment despite a gross yield of 4%. Investors should be cautious, as the substantial gap from the fair value signals potential challenges in achieving desired returns over time.
Economic downturn risk The economic stability score of 80/100 indicates a potential for future fluctuations that could impact tenant retention and rental income negatively, while a tenant stability score of 70/100 suggests there may be a moderate risk of tenant turnover that could exacerbate revenue instability.
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