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, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts double glazing for enhanced thermal and acoustic insulation and a balcony providing outdoor space, perfect for relaxation in a bustling area.
The valuation. The asking price of €235,000 positions the property slightly below its fair value of €243,600, reflecting a difference of €8,600 or 3.5%. This suggests that the property is fairly valued in the current market.
Fair value modelled at €243,600 from 6 comparable sales in the area. Asking €235,000 sits €8,600 (3.5%) below — the upside to fair value.
Asking €235,000 versus the Águas Livres, Amadora, Lisbon area baseline of €212,352 (€3,661/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €212,352, adjusted for condition and micro-location, gives a modelled fair value of €243,600 (€4,200/m²), a €8,600 (3.5%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · f10cf0 | Subject | €235,000 | €4,052 | — | 68 | 78 |
| rua Dom Francisco Manuel de Melo | Active | €365,000 | €3,763 | 7.1% | 70 | 79 |
| rua Gomes Freire, 2 | Active | €289,000 | €4,129 | 1.9% | 62 | 73 |
| avenida Santos Matos | Active | €299,000 | €4,271 | 5.4% | 72 | 78 |
| Queluz e Belas · b328b6 | Active | €305,000 | €3,588 | 11.4% | 70 | 76 |
| Median comp | €302,000 | €3,946 | 2.6% | 70 | 77 |
Long-term rental This 2-bed apartment in Águas Livres offers a gross yield of 4.3%, supported by a neighbourhood rating of 78/100, indicating solid demand. With a fair market value of €243,600, the current listing price of €235,000 positions it attractively for long-term tenants seeking quality housing in a stable area. Buy-and-hold Given the fair valuation of €235,000 against a fair value of €243,600, this property stands as a steady investment in suburban Lisbon's competitive market. The 4.3% yield and strong neighborhood amenities suggest it could maintain value over time, making it a viable buy-and-hold opportunity. Family rental This apartment's prime location and fair valuation make it suitable for family rentals, attracting tenants who prioritize quality living spaces with access to local amenities. The neighbourhood's strong rating and reasonable price point create a compelling case for families looking for long-term homes. Not ideal for short-term vacation rental The property does not fit the profile for short-term vacation rentals due to its suburban setting and a gross yield of just 4.3%, which is lower than typically expected. The family-oriented nature of the neighbourhood also suggests that short stays may be less appealing to potential renters. Not ideal for value-add renovation With its current condition rating at 65/100, the apartment lacks the upside potential typically sought after in value-add renovation opportunities. Furthermore, the fair valuation indicates that substantial improvements might not yield significant returns on investment in this location. Not ideal for student housing The apartment's family-friendly setting and fair value suggest it is not suited for student housing, where higher turnover and lower yields are often prevalent. Additionally, the strong neighbourhood amenities cater more to families rather than the student demographic looking for transient accommodations.
Economic Dependence Risk The economic stability score of 80 indicates a moderately strong economy, but the tenant stability score of 78 suggests a potential vulnerability in tenant retention, leading to possible revenue fluctuations.
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