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 52 m² on the 3rd floor, energy rating D. Located on rua José Gomes Ferreira na Amadora, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment features a closed balcony providing additional living space, and it benefits from a good natural light exposure throughout the day.
The valuation. The asking price of €235,000 is above the fair value of €212,688 by €22,312, representing a 10.5% premium. Given this alignment, the property's value can be considered fair.
Fair value modelled at €212,688 from 6 comparable sales in the area. Asking €235,000 sits €22,312 (10.5%) above — overpriced versus fair value.
Asking €235,000 versus the rua José Gomes Ferreira na Amadora area baseline of €182,174 (€3,503/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €182,174, adjusted for condition and micro-location, gives a modelled fair value of €212,688 (€4,090/m²), a €22,312 (10.5%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Gomes Ferreira na Amadora | Subject | €235,000 | €4,519 | — | 70 | 78 |
| avenida Santos Matos | Active | €299,000 | €4,271 | 5.5% | 72 | 78 |
| rua Dom Francisco Manuel de Melo | Active | €365,000 | €3,763 | 16.7% | 70 | 79 |
| Queluz e Belas · b328b6 | Active | €305,000 | €3,588 | 20.6% | 70 | 76 |
| Águas Livres · f10cf0 | Active | €235,000 | €4,052 | 10.3% | 68 | 78 |
| Median comp | €302,000 | €3,908 | 13.5% | 70 | 78 |
Long-term rental This property, while priced 10.5% above fair value, offers a gross yield of 4.2% that aligns with the market expectations for long-term rentals. The neighborhood's strong score of 78/100 suggests stable tenant demand and low crime rates, making it a decent option for steady rental income. Family rental With family-friendly amenities and a good neighborhood score, this property is likely to attract long-term tenants from family demographics, even though it is priced above its fair market value. The combination of low crime rates and accessibility to services make it an attractive place for families, supporting its long-term rental potential. Buy-and-hold Given the fair valuation status of this apartment, it serves as a reasonable buy-and-hold investment, providing a solid yield of 4.2%. Its location in a Lisbon suburb with positive demographic trends and low crime rates can support value appreciation over the long term, despite being currently overpriced.
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate risk of tenant turnover, potentially leading to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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