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 80 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes two closed balconies in the bedrooms, offering versatile spaces that enhance usability and the potential for customised living areas. Additional Highlight: The recent investment in double-glazed windows significantly improves energy efficiency and noise reduction. Location and Investment Potential: Situated in a highly sought-after area, this property promises considerable appreciation potential with the right renovations.
The valuation. The asking price of €280,000 sits just above the fair value of €274,521 by €5,479 (2.0%). The property is fairly valued, making it an acceptable investment opportunity.
Fair value modelled at €274,521 from 6 comparable sales in the area. Asking €280,000 sits €5,479 (2.0%) above — overpriced versus fair value.
Asking €280,000 versus the Águas Livres, Amadora, Lisbon area baseline of €233,388 (€2,917/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 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 €233,388, adjusted for condition and micro-location, gives a modelled fair value of €274,521 (€3,432/m²), a €5,479 (2.0%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 83134a | Subject | €280,000 | €3,500 | — | 66 | 75 |
| largo Cristóvão da Gama, 10 | Active | €300,000 | €3,947 | 12.8% | 68 | 74 |
| Queluz e Belas · 6d5110 | Active | €250,000 | €3,086 | 11.8% | 70 | 73 |
| Falagueira-Venda Nova · 001bdb | Active | €250,000 | €3,472 | 0.8% | — | 73 |
| Queluz e Belas · 6d557a | Active | €250,000 | €3,205 | 8.4% | 68 | 80 |
| Median comp | €250,000 | €3,339 | 4.6% | 68 | 74 |
Long-term rental The 2-bed apartment in Águas Livres presents a fair opportunity for long-term rental given its proximity to Lisbon, generating a gross yield of 4.2%. Although the property is priced at €280,000, just 2.0% above its fair value, its condition and neighborhood ratings of 64/100 and 75/100, respectively, make it a reasonable investment in the current market. Buy-and-hold As a buy-and-hold investment, this property offers modest potential due to its fair valuation and favorable conditions for long-term appreciation in a desirable area. The steady demand supported by good public transport and amenities along with a fair yield of 4.2% suggests that this property can serve well in a diversified real estate portfolio. Family rental The apartment is well-suited for family rental, benefiting from a decent neighborhood score of 75/100 and livable conditions. At a listing price of €280,000, which is only slightly above the fair value, it aligns with market expectations and can attract stable, long-term tenants seeking a family-friendly environment.
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate risk of turnover, which could affect cash flow and profitability from the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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