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 59 m² on the 3rd floor, built in 1988, energy rating D. Located on rua José Gomes Ferreira, Águas Livres parish, Amadora municipality, Lisbon district. One noteworthy feature is the additional division that enhances versatility, allowing for a home office or extra bedroom, tailored to modern living needs.
The valuation. The asking price of €235,000 is significantly above the fair value of €195,390, making the property overpriced by €39,610, or 20.3%. This discrepancy suggests potential buyers should approach with caution.
Fair value modelled at €195,390 from 5 comparable sales in the area. Asking €235,000 sits €39,610 (20.3%) above — overpriced versus fair value.
Asking €235,000 versus the rua José Gomes Ferreira area baseline of €157,867 (€2,676/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €157,867, adjusted for condition and micro-location, gives a modelled fair value of €195,390 (€3,312/m²), a €39,610 (20.3%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Gomes Ferreira | Subject | €235,000 | €3,983 | — | 70 | 77 |
| Queluz e Belas · 4681c5 | Active | €255,000 | €3,312 | 16.9% | 70 | 71 |
| Queluz e Belas · 001b94 | Active | €295,000 | €3,391 | 14.9% | 69 | 67 |
| Queluz e Belas · 6d557a | Active | €250,000 | €3,205 | 19.5% | 68 | 80 |
| Queluz e Belas · 6d5110 | Active | €250,000 | €3,086 | 22.5% | 70 | 73 |
| Median comp | €252,500 | €3,259 | 18.2% | 70 | 72 |
Long-term rental The 2-bed apartment in Águas Livres, Amadora is overpriced at €235,000, significantly above its fair value of €195,390, representing a 20.3% gap. While yielding 4.3% gross, the condition score of 68/100 suggests that investors may face additional costs in maintenance or upgrades down the line. Family rental Although the neighborhood has a decent quality rating of 77/100, the apartment's high listing price of €235,000 does not align with its fair value of €195,390, indicating it is overpriced by 20.3%. This pricing may deter family renters seeking more affordable options in the Greater Lisbon area. Buy-and-hold Given the apartment's fair valuation of €195,390 compared to its listing price of €235,000, investors should note that the current price reflects an overpricing of 20.3%. While it presents a modest yield of 4.3%, the long-term investment viability may be compromised by the inflated purchase cost.
Economic Dependency Risk The economic stability score of 80 indicates a relatively strong economy, but the tenant stability score of 70 suggests potential fluctuations in tenant retention, which could impact rental income.
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