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 53 m², built in 1967, energy rating C. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment's location benefits from a recently renovated building with modern security features, while offering excellent acoustic insulation through high-quality PVC windows.
The valuation. The asking price of €315,000 is significantly above the fair value of €252,982, representing a discrepancy of €62,018 or 24.5%. This property is overpriced for the current market conditions.
Fair value modelled at €252,982 from 6 comparable sales in the area. Asking €315,000 sits €62,018 (24.5%) above — overpriced versus fair value.
Asking €315,000 versus the Águas Livres, Amadora, Lisbon area baseline of €203,022 (€3,831/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €203,022, adjusted for condition and micro-location, gives a modelled fair value of €252,982 (€4,773/m²), a €62,018 (24.5%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 8316d1 | Subject | €315,000 | €5,943 | — | 75 | 76 |
| Queluz e Belas · 190829 | Active | €345,000 | €3,876 | 34.8% | 75 | 75 |
| Venteira · 19f6ee | Active | €318,500 | €4,616 | 22.3% | 80 | 78 |
| Águas Livres · 735669 | Active | €315,000 | €5,164 | 13.1% | 80 | 78 |
| Benfica · 6c7b24 | Active | €435,000 | €7,250 | 22.0% | 75 | 74 |
| Median comp | €331,750 | €4,890 | 17.7% | 78 | 77 |
Long-term rental This property demands a rent yield of 3.3%, which may not justify the investment given the fair value is 24.5% lower than the listing price of €315,000. With a fair market estimate of €252,982, potential investors should consider better-priced alternatives in the market. Family rental While this apartment is in the Lisbon metro area, making it appealing for family rentals, the high listing price limits its attractiveness for potential tenants seeking value. The 76/100 neighborhood score suggests decent amenities, but at €315,000, the price may deter budget-conscious families. Buy-and-hold While the underlying market activities in the Lisbon metro area can support value growth, purchasing this unit at a gap of 24.5% from its fair value makes it a less viable buy-and-hold investment. Rather than paying a premium for this apartment, investors would benefit from seeking properties closer to their intrinsic worth for long-term appreciation. Not ideal for: Student housing.
Tenant turnover risk The tenant stability score of 65/100 suggests a higher likelihood of tenant turnover, which can impact overall cash flow and property management costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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