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 on the 3rd floor, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. This top-floor apartment offers enhanced privacy and an opportunity for customization, coupled with good natural light and functional appliances that allow for immediate livability.
The valuation. The asking price of €235,000 is €24,365 (11.6%) above the fair value of €210,635, indicating that the property is overpriced. This discrepancy suggests that potential investors should approach with caution.
Fair value modelled at €210,635 from 6 comparable sales in the area. Asking €235,000 sits €24,365 (11.6%) above — overpriced versus fair value.
Asking €235,000 versus the Águas Livres, Amadora, Lisbon area baseline of €185,343 (€4,029/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 €185,343, adjusted for condition and micro-location, gives a modelled fair value of €210,635 (€4,579/m²), a €24,365 (11.6%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 1623fe | Subject | €235,000 | €5,109 | — | 68 | 74 |
| Mina de Água · b7c3b0 | Active | €264,000 | €4,400 | 13.9% | 70 | 80 |
| rua República da Bolívia, 1 | Active | €399,000 | €4,926 | 3.6% | 67 | 78 |
| rua Fialho de Almeida, 11 | Active | €280,000 | €4,375 | 14.4% | 65 | 75 |
| rua Ilha do Porto Santo, 6 | Active | €295,000 | €4,758 | 6.9% | 70 | 73 |
| Median comp | €287,500 | €4,579 | 10.4% | 69 | 77 |
Long-term rental The 2-bed apartment in Águas Livres, Amadora, is currently priced at €235,000, which is 11.6% above its fair value of €210,635, making it less attractive for long-term rental strategies. Coupled with a 4% gross yield, the property does not offer a compelling return relative to its elevated price. Buy-and-hold While the apartment could serve as a buy-and-hold investment, its current price of €235,000 exceeds the fair value of €210,635, presenting a riskier proposition. This is further emphasized by the subpar condition rating of 65/100, which may lead to costly maintenance and lower tenant appeal. Family rental Although suitable for a family rental given its residential location, the apartment's asking price of €235,000 is 11.6% higher than the fair value of €210,635, indicating a lack of financial sense for prospective family tenants. The relatively good neighborhood rating of 74/100 may not compensate for the overvaluation linked to the property, resulting in potential challenges in attracting long-term tenants.
Tenant turnover risk The tenant stability score of 69/100 indicates a potential for increased turnover, which can lead to higher vacancy rates and associated costs due to the need for re-letting.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
