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, 2-bathroom apartment of 114 m², energy rating B. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes central vacuuming for efficient cleaning and a private balcony perfect for outdoor relaxation, enhancing the overall living experience.
The valuation. The asking price of €495,000 sits €104,237 (17.4%) below the fair value of €599,237, indicating that this property is subpriced based on current market conditions.
Fair value modelled at €599,237 from 6 comparable sales in the area. Asking €495,000 sits €104,237 (17.4%) below — the upside to fair value.
Asking €495,000 versus the Águas Livres, Amadora, Lisbon area baseline of €481,584 (€4,224/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 €481,584, adjusted for condition and micro-location, gives a modelled fair value of €599,237 (€5,256/m²), a €104,237 (17.4%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · a6d518 | Subject | €495,000 | €4,342 | — | 78 | 79 |
| avenida Cottinelli Telmo | Active | €470,000 | €4,312 | 0.7% | 70 | 73 |
| rua Espregueira Mendes, 9 | Active | €499,000 | €5,040 | 16.1% | 80 | 79 |
| rua 1º de Dezembro, 3 | Active | €325,000 | €4,514 | 4.0% | 75 | 75 |
| avenida da República | Active | €498,000 | €5,473 | 26.0% | 75 | 80 |
| Median comp | €484,000 | €4,777 | 10.0% | 75 | 77 |
Long-term rental The 2-bed apartment in Águas Livres presents a strong long-term rental opportunity with a gross yield of 3.4%, appealing to potential tenants seeking stable housing in the Lisbon metro area. With a fair value of €599,237, the property is currently priced at €495,000, reflecting an attractive investment strategy that offers a 17.4% gap from fair value. Family rental This property is suitable for family rental due to its spacious layout of 114m² and strong neighborhood metrics, scoring 79/100 for location quality. With its subvalorizada status and proximity to essential amenities, it provides an excellent option for families looking for long-term residency. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is promising, considering its 17.4% difference from fair value and a solid 80/100 condition rating. This asset is positioned well in the growing Águas Livres area, offering long-term appreciation potential as the local market continues to develop.
Economic downturn risk A significant decrease in the economic stability score from 80/100 could lead to rent price deflation and increased vacancies, impacting overall returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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