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 58 m² on the 3rd floor, built in 1988, energy rating D. Located on rua José Gomes Ferreira, 9, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes a separate, versatile room ideal for a home office or guest accommodation, and is situated in a vibrant neighborhood with excellent public transport access.
The valuation. The asking price of €235,000 is slightly above the fair value of €222,031 by €12,969 (5.8%). Overall, the property is assessed as fairly priced based on market conditions.
Fair value modelled at €222,031 from 6 comparable sales in the area. Asking €235,000 sits €12,969 (5.8%) above — overpriced versus fair value.
Asking €235,000 versus the rua José Gomes Ferreira, 9 area baseline of €204,947 (€3,534/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 56/100 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 €204,947, adjusted for condition and micro-location, gives a modelled fair value of €222,031 (€3,828/m²), a €12,969 (5.8%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Gomes Ferreira, 9 | Subject | €235,000 | €4,052 | — | 62 | 73 |
| Águas Livres · 911864 | Active | €245,000 | €3,712 | 8.4% | 60 | 78 |
| avenida Pedro Álvares Cabral S / N | Active | €250,000 | €3,906 | 3.6% | 58 | 72 |
| rua Alice Leite, 1 | Active | €289,500 | €4,136 | 2.1% | 65 | 76 |
| Benfica · 261edb | Active | €310,000 | €3,974 | 1.9% | 50 | 75 |
| Median comp | €269,750 | €3,940 | 2.8% | 59 | 76 |
Long-term rental The 2-bed apartment in Águas Livres, Amadora can generate a gross yield of 4.3%, which aligns with the demand for long-term rentals in suburban Lisbon. While the property is priced fairly at €235,000 relative to its fair value of €222,031, potential investors should keep in mind the prevailing market conditions and tenant quality. Family rental This apartment is situated in a generally safe and family-oriented neighborhood, making it suitable for families looking for stable housing. The property’s fair pricing at €235,000 supports its potential as a family rental, particularly given the area's access to city amenities and jobs. Buy-and-hold Investing in this apartment as a buy-and-hold strategy could be logical due to its fair valuation and solid rental yield of 4.3%. The property’s location in a safe, family-friendly area enhances its long-term investment appeal, even if it is not particularly positioned for short-term vacation rentals or the luxury market.
Tenant turnover risk The tenant stability score of 70/100 indicates potential fluctuations in tenant occupancy, which could impact rental income consistency.
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