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.
3-bedroom, 2-bathroom apartment of 90 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The property boasts wide, unobstructed views and high-window placements on the ground floor, offering increased privacy while maintaining abundant natural light throughout the apartment.
The valuation. The asking price of €339,000 is €27,074 (8.7%) above the fair value of €311,926, placing the property at a fair valuation. This indicates a reasonable alignment between the market listing and the estimated worth.
Fair value modelled at €311,926 from 6 comparable sales in the area. Asking €339,000 sits €27,074 (8.7%) above — overpriced versus fair value.
Asking €339,000 versus the Águas Livres, Amadora, Lisbon area baseline of €213,582 (€2,373/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €213,582, adjusted for condition and micro-location, gives a modelled fair value of €311,926 (€3,466/m²), a €27,074 (8.7%) gap versus the €339,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 1442af | Subject | €339,000 | €3,767 | — | 85 | 76 |
| avenida Alexandre Salles | Active | €330,000 | €3,511 | 6.8% | 82 | 73 |
| praceta Familiar na Damaia | Active | €349,000 | €3,878 | 2.9% | 74 | 78 |
| avenida Comandante Luís António da Silva | Active | €259,500 | €3,204 | 14.9% | 81 | 82 |
| rua Bastos Nunes | Active | €325,000 | €3,421 | 9.2% | 85 | 72 |
| Median comp | €327,500 | €3,466 | 8.0% | 82 | 76 |
Long-term rental This property in Águas Livres offers a respectable gross yield of 3.7% and is situated in a family-oriented suburban area, enhancing its attractiveness for long-term tenants. However, at a listing price of €339,000, which is 8.7% above the fair value of €311,926, the investment does not present a compelling advantage. Buy-and-hold With a condition score of 84 out of 100, this apartment is well-maintained and situated in a safe neighbourhood that boasts a solid tenant quality profile. Despite its fair status concerning pricing, the moderate yield signifies that significant appreciation would be necessary to justify long-term holding. Family rental The spacious 90m² layout is ideal for families seeking rental options near Lisbon, leveraging the cultural and economic stability of the region. While the property is reasonably priced compared to similar listings, the 8.7% gap from its fair value suggests limited immediate investment upside in this strategy.
Economic Dependence Risk The property may be vulnerable to economic downturns due to its economic stability score of 80/100, which indicates a strong but not invulnerable economic environment that could affect tenant retention.
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