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 125 m², energy rating C. Located Águas Livres parish, Amadora municipality, Lisbon district. This apartment includes a spacious storage room, ideal for maximizing living space, and features large windows that enhance natural light throughout the home.
The valuation. The asking price of €350,000 is above the fair value of €314,296, exceeding it by €35,704 (11.4%). This property is considered overpriced in the current market.
Fair value modelled at €314,296 from 6 comparable sales in the area. Asking €350,000 sits €35,704 (11.4%) above — overpriced versus fair value.
Asking €350,000 versus the Águas Livres, Amadora, Lisbon area baseline of €242,794 (€1,942/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 €242,794, adjusted for condition and micro-location, gives a modelled fair value of €314,296 (€2,514/m²), a €35,704 (11.4%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 3a6f44 | Subject | €350,000 | €2,800 | — | 67 | 80 |
| rua Fernando Pessoa, 250 | Active | €160,000 | €2,500 | 10.7% | 70 | 77 |
| Falagueira-Venda Nova · 86cce3 | Active | €169,500 | €2,734 | 2.4% | 67 | 82 |
| rua Elias Garcia, 252 | Active | €140,000 | €1,647 | 41.2% | — | 73 |
| Águas Livres · ade5f6 | Active | €195,000 | €2,031 | 27.5% | — | 78 |
| Median comp | €164,750 | €2,266 | 19.1% | 69 | 78 |
Long-term rental This 2-bed apartment is overpriced at €350,000 compared to its fair value of €314,296, resulting in a notable 11.4% gap. With a gross yield of only 4%, the investment does not align with the long-term rental potential expected in a suburban area like Águas Livres. Buy-and-hold Acquiring this property at the listing price may not yield satisfactory returns, as it is currently priced above its fair market value. The anticipated growth in the area’s value isn't sufficient to mitigate the initial overpricing factor. Family rental While the apartment's size and neighborhood rating suggest it could appeal to families, its price point indicates it may be an unsound financial decision. With a condition rating of 65/100, ongoing maintenance may also prove to be a burden, further diminishing its attractiveness for family renting purposes.
Economic Downturn Risk: A potential economic downturn could negatively impact the property’s value, given that the economic stability score is a strong 80, but a decrease in tenant demand is possible with a tenant stability score of 75, indicating a moderate level of risk for rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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