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.
5-bedroom, 5-bathroom house of 250 m², built in 2025, energy rating A. Located Águas Livres parish, Amadora municipality, Lisbon district. The property features a stylish outdoor pool area and a spacious garage, enhancing both leisure and convenience for residents in a prime location near Águas Livres.
The valuation. The asking price of €780,000 is slightly below the fair value of €808,613, presenting a difference of €28,613 (3.5%). This positions the property as fair, appealing to both investors and buyers. Buy-to-flip angle. With high-quality finishes and a desirable location, a quick resale strategy can capitalize on the property’s appeal, aiming for a potential markup in a robust market. Buy-to-let angle. The estimated rental income of €2,535 per month yields a gross return of 3.9%, catering to the suburban area's demand for long-term family rentals.
Fair value modelled at €808,613 from 6 comparable sales in the area. Asking €780,000 sits €28,613 (3.5%) below — the upside to fair value.
Asking €780,000 versus the Águas Livres, Amadora, Lisbon area baseline of €529,558 (€2,118/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 €529,558, adjusted for condition and micro-location, gives a modelled fair value of €808,613 (€3,234/m²), a €28,613 (3.5%) gap versus the €780,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 5da082 | Subject | €780,000 | €3,120 | — | 81 | 75 |
| Benfica · fe641f | Active | €1,120,000 | €1,792 | 42.6% | 75 | 76 |
| parque de Santa Cruz | Active | €1,150,000 | €3,042 | 2.5% | 75 | 75 |
| rua Raul Chorão Ramalho, 19 | Active | €2,980,000 | €8,209 | 163.1% | 78 | 80 |
| rua Fernanda Machado | Active | €1,380,000 | €4,570 | 46.5% | 72 | 80 |
| Median comp | €1,265,000 | €3,806 | 22.0% | 75 | 78 |
Long-term rental The property in Águas Livres, Amadora presents a fair investment with a gross yield of 3.9%, aligning closely with the fair value of €808,613. Given the family-oriented and safe neighborhood, the demand for long-term rentals remains steady, supporting a reliable income stream for landlords. Family rental As a 5-bed house in a suburban area near Lisbon, this property caters well to families seeking stability and a good living environment. While selling at €780,000 is fairly priced, the quality of amenities and neighborhood safety positively influence the desirability for family rentals. Buy-and-hold Investors looking at a buy-and-hold strategy will find this property reasonably positioned at a fair value, with the potential for long-term appreciation in a stable market. The combination of good connectivity to Lisbon and favorable neighborhood attributes makes it a sensible choice for those aiming for wealth accumulation over time.
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate risk of tenant turnover, which could lead to increased vacancy rates and rental income fluctuations.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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