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.
4-bedroom, 3-bathroom apartment of 120 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment features modern renovations that enhance its appeal, alongside the unique potential for a versatile room to function as a commercial space, optimizing rental income possibilities.
The valuation. The asking price of €415,000 is €32,290 (8.4%) above its fair value of €382,710, thus indicating a fair investment opportunity. Despite the slight premium, the property is reasonably priced considering the local market conditions.
Fair value modelled at €382,710 from 6 comparable sales in the area. Asking €415,000 sits €32,290 (8.4%) above — overpriced versus fair value.
Asking €415,000 versus the Águas Livres, Amadora, Lisbon area baseline of €269,683 (€2,247/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 €269,683, adjusted for condition and micro-location, gives a modelled fair value of €382,710 (€3,189/m²), a €32,290 (8.4%) gap versus the €415,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · f10cc0 | Subject | €415,000 | €3,458 | — | 80 | 78 |
| estrada de Benfica | Active | €485,000 | €3,233 | 6.5% | 70 | 75 |
| Encosta do Sol · 833f39 | Active | €565,000 | €2,825 | 18.3% | — | 73 |
| praceta António Aleixo | Active | €337,500 | €3,479 | 0.6% | 66 | 76 |
| Mina de Água · f5ebe9 | Active | €295,000 | €3,242 | 6.3% | 73 | 73 |
| Median comp | €411,250 | €3,238 | 6.4% | 70 | 74 |
Long-term rental The property’s fair value assessment suggests a price that is aligned with similar offerings in the market, providing a reasonable yield of 4.1% gross. The location benefits from good urban amenities and proximity to Lisbon, making it a stable choice for long-term tenants. Family rental The apartment’s spacious layout and suburban setting in Águas Livres are appealing to families looking for comfortable living near Lisbon. Given its fair valuation and neighborhood ratings, this property is well-positioned to attract families who prioritize amenities and schooling. Buy-and-hold While the current pricing reflects fair value, the property holds potential for appreciation given the desirable suburban location and urban amenities. Investing with a buy-and-hold strategy here can benefit from steady demand, given the consistent interest in residential properties near Lisbon. Not ideal for short-term rental The property’s financial metrics and its suburban location do not lend themselves well to the short-term rental market, where yields tend to differ. The stable neighborhood and longer-term appeal suggest a more suitable investment strategy. Not ideal for the luxury market Targeting the luxury market would not align with the property’s fair valuation and the current economic conditions in the area. The apartment’s rating and amenities do not support the expectations of luxury renters, making this approach less viable. Not ideal for student housing The neighborhood’s appeal does not strongly cater to the student demographic, limiting the potential for attractive returns in that market segment. The property’s family-oriented features and suburban context suggest that it is not ideal for student housing opportunities.
Lower Tenant Retention Risk With a tenant stability score of 75/100, there is a potential risk of higher turnover rates, which could lead to increased costs related to vacancy and re-leasing.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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