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, built in 1975, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. This apartment features a sunroom that enhances living space versatility, ideal for use as a laundry area or additional relaxation spot.
The valuation. The asking price of €235,000 is positioned €25,694 (12.3%) above the fair value of €209,306, indicating the property is overpriced and may be challenging to justify for investment.
Fair value modelled at €209,306 from 6 comparable sales in the area. Asking €235,000 sits €25,694 (12.3%) above — overpriced versus fair value.
Asking €235,000 versus the Águas Livres, Amadora, Lisbon area baseline of €179,711 (€3,046/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 €179,711, adjusted for condition and micro-location, gives a modelled fair value of €209,306 (€3,548/m²), a €25,694 (12.3%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 3a731d | Subject | €235,000 | €3,983 | — | 65 | 74 |
| avenida Padre Himalaia, 26 | Active | €300,000 | €3,488 | 12.4% | 70 | 73 |
| Águas Livres · 1f3519 | Active | €325,000 | €3,533 | 11.3% | — | 77 |
| avenida Câmara Pestana, 5 | Active | €280,000 | €3,415 | 14.3% | 60 | 76 |
| avenida Miguel Bombarda, 25 | Active | €285,000 | €3,563 | 10.6% | 62 | 72 |
| Median comp | €292,500 | €3,511 | 11.9% | 62 | 75 |
Long-term rental The property at €235,000 is overpriced compared to the fair value of €209,306, presenting a 12.3% gap that challenges its investment viability. With a gross yield of 4.2%, this long-term rental strategy may not generate satisfactory returns given the elevated entry price. Family rental Although this apartment is situated in a neighbourhood with a respectable score of 74/100 and proximity to amenities, its asking price exceeds fair value, making it less appealing for family rentals. Families tend to seek value, and the 12.3% overpricing at €235,000 could hinder demand in this category. Buy-and-hold Investing in this property under a buy-and-hold strategy may present challenges due to its overpriced nature at €235,000, significantly above the fair value of €209,306. While the 4.2% yield offers some return, the property’s valuation gap suggests potential difficulties in realizing long-term appreciation. Not ideal for Short-term rental, Luxury market, Student housing
Tenant turnover risk High tenant turnover may be expected due to a tenant stability score of 70/100, which indicates potential challenges in maintaining consistent occupancy and cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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