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 76 m², built in 1986, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Notable Features: This recently renovated building includes new roofing and a skylight, enhancing durability while maximizing natural light for an added modern touch.
The valuation. The asking price of €349,000 is only slightly above the fair value of €338,226, reflecting a minor variance of €10,774 (3.2%). This positions the property as a reasonably priced opportunity in the current market. Buy-to-flip angle. The buy-to-flip strategy would capitalize on the apartment's appealing condition and modern finishes, targeting resale at a premium. With market demand for renovated properties in Águas Livres, potential returns could be substantial. Buy-to-let angle. This apartment could achieve an estimated rental income of €960/month, yielding approximately 3.3%. Its suburban location and good transport links make it attractive for long-term family rentals, ensuring steady cash flow.
Fair value modelled at €338,226 from 6 comparable sales in the area. Asking €349,000 sits €10,774 (3.2%) above — overpriced versus fair value.
Asking €349,000 versus the Águas Livres, Amadora, Lisbon area baseline of €260,155 (€3,423/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 is above the parish average, lifting 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 €260,155, adjusted for condition and micro-location, gives a modelled fair value of €338,226 (€4,450/m²), a €10,774 (3.2%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 82904f | Subject | €349,000 | €4,592 | — | 78 | 81 |
| Venteira · be963a | Active | €287,500 | €4,423 | 3.7% | 80 | 78 |
| Águas Livres · 00196a | Active | €274,700 | €5,386 | 17.3% | 80 | 75 |
| Mina de Água · cd092a | Active | €339,000 | €4,185 | 8.9% | 80 | 72 |
| Mina de Água · 956fd0 | Active | €300,000 | €4,478 | 2.5% | 72 | 70 |
| Median comp | €293,750 | €4,451 | 3.1% | 80 | 74 |
Long-term rental This 2-bed apartment in Águas Livres offers a gross yield of 3.3%, which is competitive for a suburban Lisbon market. Given the property’s location with good transport links and local amenities, it stands as a solid option for long-term tenants seeking stability in the area. Family rental With a neighborhood rating of 81/100, the apartment is conducive to family living, supported by access to essential urban amenities. The property’s size and structure are well-suited for families looking for convenience and access to central Lisbon. Buy-and-hold At a fair value of €338,226, this property presents an opportunity for a buy-and-hold strategy that aligns with the gradual appreciation expectations of suburban Lisbon areas. Investors can benefit from reliable rental income while capitalizing on potential long-term value increases in the neighborhood. Not ideal for: Luxury market, Short-term vacation rental
Potential tenant turnover risk: With a Tenant stability score of 75/100, there is a possibility of increased tenant turnover, which could impact occupancy rates and rental income.
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