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 89 m², energy rating C. Located on rua Dona Inês de Castro, 21, Águas Livres parish, Amadora municipality, Lisbon district. This property includes a unique artistic feature in the guest bathroom, enhancing its stylish yet functional appeal, and the spacious kitchen boasts a breakfast bar ideal for casual dining.
The valuation. The asking price of €385,000 is significantly below the fair value of €574,613, representing a difference of €189,613 (33.0%). This property is clearly underpriced in the current market.
Fair value modelled at €574,613 from 6 comparable sales in the area. Asking €385,000 sits €189,613 (33.0%) below — the upside to fair value.
Asking €385,000 versus the rua Dona Inês de Castro, 21 area baseline of €482,621 (€5,423/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €482,621, adjusted for condition and micro-location, gives a modelled fair value of €574,613 (€6,456/m²), a €189,613 (33.0%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dona Inês de Castro, 21 | Subject | €385,000 | €4,326 | — | 78 | 74 |
| Benfica · 439117 | Active | €549,900 | €6,625 | 53.2% | 85 | 77 |
| avenida Alexandre Salles, 15 | Active | €400,000 | €4,444 | 2.7% | 72 | 73 |
| Encosta do Sol · b32b93 | Active | €440,000 | €4,783 | 10.6% | 80 | 73 |
| estrada do Calhariz de Benfica | Active | €547,000 | €6,287 | 45.3% | 80 | 80 |
| Median comp | €493,500 | €5,535 | 28.0% | 80 | 75 |
Long-term rental The 3-bed apartment in Águas Livres offers a fair value of €574,613 compared to its listing price of €385,000, indicating strong potential for appreciation. With a gross yield of 3.4% and a favorable condition rating of 83/100, this property is well-positioned for long-term rental success in the Lisbon metropolitan area. Buy-and-hold This property presents a compelling buy-and-hold opportunity, being substantially below fair market value by 33.0%, which suggests a strong potential for future equity growth. The solid neighborhood score of 74/100 further enhances the investment thesis, signaling a durable demand for residential units. Family rental The spacious layout of this 3-bed apartment caters well to families seeking long-term housing in Amadora, despite being undervalued in the current market context. With the neighborhood's amenities and tenant quality aligning positively with family needs, this property is an attractive option for family rentals in the area.
Economic Volatility Risk The economic stability score of 75 indicates some potential for fluctuation, which could impact rental income and property value in uncertain market conditions.
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