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 82 m² on the 4th floor. Located on avenida Camilo Castelo Branco, 26, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes a closed balcony with double-glazed windows, enhancing comfort and energy efficiency, along with plentiful built-in storage throughout the space.
The valuation. The asking price of €330,000 is €28,752 (9.5%) above the fair value of €301,248. Given the competitive condition and quality of the property, this alignment is considered fair.
Fair value modelled at €301,248 from 6 comparable sales in the area. Asking €330,000 sits €28,752 (9.5%) above — overpriced versus fair value.
Asking €330,000 versus the avenida Camilo Castelo Branco, 26 area baseline of €215,939 (€2,633/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €215,939, adjusted for condition and micro-location, gives a modelled fair value of €301,248 (€3,674/m²), a €28,752 (9.5%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Camilo Castelo Branco, 26 | Subject | €330,000 | €4,024 | — | 75 | 77 |
| Venteira · 49b934 | Active | €287,000 | €4,415 | 9.7% | 75 | 68 |
| praceta da Índia, 6 | Active | €280,000 | €3,836 | 4.7% | 75 | 78 |
| rua Carvalho Araújo | Active | €310,000 | €3,163 | 21.4% | 80 | 69 |
| Águas Livres · 49b80f | Active | €349,000 | €3,356 | 16.6% | 80 | 78 |
| Median comp | €298,500 | €3,596 | 10.6% | 78 | 74 |
Long-term rental This property presents a stable opportunity in the long-term rental market, with a fair value indicating it is priced accordingly at €330,000. The gross yield of 3.6% suggests consistent cash flow potential for prospective landlords. Family rental A 2-bed apartment in Águas Livres is well-suited for family rentals, offering an acceptable condition score of 81/100 and a solid neighbourhood rating of 77/100. While the property is priced fairly, it may attract stable tenants looking for a family-friendly environment in the outskirts of Lisbon. Buy-and-hold Investing in this property for a buy-and-hold strategy offers moderate returns, given the fair pricing and a yield of 3.6%. The combination of a decent condition and a respectable neighbourhood makes it a plausible long-term asset for investors maintaining a steady portfolio.
Potential tenant turnover With a tenant stability score of 70/100, there is a significant risk of higher tenant turnover, which could lead 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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