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, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment enjoys unobstructed solar exposure to the east, maximizing natural light, and is situated on the 3rd floor of a building without an elevator, enhancing privacy.
The valuation. The asking price of €235,000 is significantly above the fair value of €205,681, creating an overpricing gap of €29,319 (14.3%). This valuation indicates a less favorable investment opportunity in Águas Livres, Amadora.
Fair value modelled at €205,681 from 6 comparable sales in the area. Asking €235,000 sits €29,319 (14.3%) above — overpriced versus fair value.
Asking €235,000 versus the Águas Livres, Amadora, Lisbon area baseline of €176,220 (€2,987/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €176,220, adjusted for condition and micro-location, gives a modelled fair value of €205,681 (€3,486/m²), a €29,319 (14.3%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · f10d47 | Subject | €235,000 | €3,983 | — | 65 | 73 |
| Falagueira-Venda Nova · 001bdb | Active | €250,000 | €3,472 | 12.8% | — | 73 |
| Águas Livres · 83134a | Active | €280,000 | €3,500 | 12.1% | 66 | 75 |
| largo Cristóvão da Gama, 10 | Active | €300,000 | €3,947 | 0.9% | 68 | 74 |
| Benfica · 4681f1 | Active | €275,000 | €4,741 | 19.0% | 64 | 74 |
| Median comp | €277,500 | €3,724 | 6.5% | 66 | 74 |
Long-term rental The 2-bed apartment in Águas Livres, priced at €235,000, exceeds the fair market value by 14.3%, indicating it is overpriced. While the gross yield of 4.3% may attract some investors, the elevated price reduces the potential return over time, making it a risky proposition for long-term rental strategies. Buy-and-hold Investing in this property for a buy-and-hold strategy is less favorable given its current listing price of €235,000, which is significantly above the fair value of €205,681. Although the neighborhood offers decent amenities and tenant quality, the 14.3% gap suggests that the investment may not yield the expected appreciation. Family rental The property’s asking price of €235,000 is overpriced relative to its fair value, which is set at €205,681, creating a 14.3% gap that diminishes its attractiveness for family rental use. While the neighborhood’s rating of 73/100 indicates a suitable environment for families, the elevated price compromises the long-term rental appeal, potentially deterring prospective tenants.
[Tenant turnover risk] With a tenant stability score of only 60/100, there is a significant risk of tenant turnover, which could lead to increased vacancy rates and associated costs in the future.
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