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.
4-bedroom, 1-bathroom apartment of 133 m² on the 5th floor, energy rating A. Located on rua Luís Ludovice, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment offers access to two balconies, enhancing outdoor living space, and includes three dedicated parking spaces which is a rare find in urban settings.
The valuation. The asking price of €799,000 sits significantly above the fair value of €672,768, resulting in a premium of €126,232 (18.8%). The property is overpriced based on current market evaluations.
Fair value modelled at €672,768 from 6 comparable sales in the area. Asking €799,000 sits €126,232 (18.8%) above — overpriced versus fair value.
Asking €799,000 versus the rua Luís Ludovice area baseline of €522,370 (€3,928/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €522,370, adjusted for condition and micro-location, gives a modelled fair value of €672,768 (€5,058/m²), a €126,232 (18.8%) gap versus the €799,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luís Ludovice | Subject | €799,000 | €6,008 | — | 80 | 78 |
| Alfragide · 467e34 | Active | €750,000 | €3,846 | 36.0% | 79 | 78 |
| Carnaxide e Queijas · 8314de | Active | €810,000 | €5,625 | 6.4% | 75 | 80 |
| Benfica · f10c48 | Active | €398,000 | €6,525 | 8.6% | 80 | 75 |
| avenida Doutor Teófilo Carvalho dos Santos, 3 | Active | €535,000 | €3,821 | 36.4% | 75 | 75 |
| Median comp | €642,500 | €4,736 | 21.2% | 77 | 77 |
Long-term rental The property’s gross yield of 2.4% falls below the acceptable threshold for long-term investments, indicating insufficient rental income to justify its price. With an 18.8% gap above its fair value, it presents a challenge for sustained cash flow generation, making it a less favorable investment option for long-term retaining. Buy-and-hold Holding this property is not ideal due to its overpriced listing of €799,000, which exceeds the fair value by 18.8%. This significant markup could inhibit potential appreciation and limit overall return on investment for long-term investors. Family rental Given the location’s proximity to Lisbon and suburban appeal, family rentals could thrive; however, the current price of €799,000 makes it a less competitive option in the market. With a fair value of €672,768, the property is overpriced, limiting affordability for families seeking long-term housing solutions.
Potential tenant turnover The tenant stability score of 75/100 indicates a moderate risk of tenant turnover that could lead to increased vacancy rates and costs associated with re-leasing the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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