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 73 m², energy rating E. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment features a unique layout with two front exposures that elevate its ground floor level to first floor height, enhancing natural light and privacy.
The valuation. The asking price of €260,000 sits €18,057 (7.5%) above the fair value of €241,943, indicating a property priced fairly overall. This suggests a balanced market expectation without appearing undervalued or overpriced.
Fair value modelled at €241,943 from 6 comparable sales in the area. Asking €260,000 sits €18,057 (7.5%) above — overpriced versus fair value.
Asking €260,000 versus the Águas Livres, Amadora, Lisbon area baseline of €207,546 (€2,843/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €207,546, adjusted for condition and micro-location, gives a modelled fair value of €241,943 (€3,314/m²), a €18,057 (7.5%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 144180 | Subject | €260,000 | €3,562 | — | 65 | 82 |
| rua Machado de Castro, 6A | Active | €309,000 | €3,029 | 14.9% | 55 | 70 |
| parque Central | Active | €245,000 | €3,403 | 4.5% | 60 | 74 |
| avenida José Elias Garcia | Active | €187,000 | €2,968 | 16.7% | 62 | 75 |
| rua Pedro Franco, 31 | Active | €290,000 | €3,766 | 5.7% | 50 | 69 |
| Median comp | €267,500 | €3,216 | 9.7% | 58 | 72 |
Long-term rental The property offers a gross yield of 4.3%, which aligns with the steady demand for long-term rentals in suburban Lisbon. Given the neighborhood’s favorable score of 82/100, it is well-positioned for reliable tenant quality and consistent occupancy. Family rental The apartment's proximity to schools and its suburban location make it an appealing choice for families, contributing to its attractiveness in the rental market. With a condition score of 63/100, the property requires some maintenance but remains livable, supporting its viability as a family rental. Buy-and-hold Investing in this property as a buy-and-hold strategy is plausible given its fair value status of €241,943 compared to the listing price of €260,000. The relatively stable environment and solid neighborhood rating allow for potential appreciation over time, making it a reasonable long-term investment opportunity.
Potential Economic Downturn Risk: Despite high economic and tenant stability scores of 85/100, any significant economic downturn could quickly erode these values, impacting rental income reliability and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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