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 46 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Property Features: This apartment includes a versatile 1+1 layout, allowing for the additional room to adapt as an office or storage, enhancing its practical use in a compact space.
The valuation. The asking price of €235,000 sits significantly above fair value, which is assessed at €198,262, indicating an overpricing of €36,738 or 18.5%. This discrepancy suggests caution for potential investors seeking inherent value.
Fair value modelled at €198,262 from 6 comparable sales in the area. Asking €235,000 sits €36,738 (18.5%) above — overpriced versus fair value.
Asking €235,000 versus the Águas Livres, Amadora, Lisbon area baseline of €177,950 (€3,868/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €177,950, adjusted for condition and micro-location, gives a modelled fair value of €198,262 (€4,310/m²), a €36,738 (18.5%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · f10b60 | Subject | €235,000 | €5,109 | — | 60 | 74 |
| rua Elias Garcia | Active | €285,000 | €4,750 | 7.0% | 58 | 79 |
| Venteira · b32be8 | Active | €265,000 | €4,492 | 12.1% | 60 | 75 |
| Falagueira-Venda Nova · 4393b8 | Active | €329,000 | €4,700 | 8.0% | — | 71 |
| estrada a-da-Maia | Active | €265,000 | €3,313 | 35.2% | — | 74 |
| Median comp | €275,000 | €4,596 | 10.0% | 59 | 75 |
Family rental Despite the growing demand for family rentals in the Greater Lisbon area, this 2-bed apartment is overpriced by 18.5%, making it an unwise investment for this strategy. The subpar condition of 62/100 further diminishes its appeal to families seeking comfortable living spaces. Long-term rental While long-term rentals are generally a stable investment in Amadora, the current listing price exceeds fair value, presenting an 18.5% gap. With a gross yield of only 3.8%, the returns do not justify the elevated purchase price. Buy-and-hold The buy-and-hold strategy is undermined by the fact that this apartment is listed at a price 18.5% higher than its fair value, which limits potential appreciation. Given the neighbourhood rating of 74/100, long-term growth may not compensate for the initial overinvestment. Not ideal for: Short-term vacation rental, Luxury market
Economic Vulnerability The economic stability score of 80 indicates a relatively strong economy, but the tenant stability score of 70 suggests potential fluctuations in occupancy that could impact rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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