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 on the 4th floor. Located on rua Orlando Gonçalves, Águas Livres parish, Amadora municipality, Lisbon district. This apartment uniquely features large windows that enhance the brightness of the living areas, along with a strategic location providing easy access to public transport and local amenities.
The valuation. The asking price of €310,000 is €31,151 (9.1%) below the fair value of €341,151, making it a reasonably priced opportunity that aligns with market expectations and property conditions.
Fair value modelled at €341,151 from 6 comparable sales in the area. Asking €310,000 sits €31,151 (9.1%) below — the upside to fair value.
Asking €310,000 versus the rua Orlando Gonçalves area baseline of €298,012 (€3,921/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €298,012, adjusted for condition and micro-location, gives a modelled fair value of €341,151 (€4,489/m²), a €31,151 (9.1%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Orlando Gonçalves | Subject | €310,000 | €4,079 | — | 68 | 73 |
| praceta Cerrado da Bica | Active | €287,000 | €3,878 | 4.9% | 65 | 76 |
| estrada de Benfica | Active | €480,000 | €6,486 | 59.0% | 75 | 77 |
| Águas Livres · 1623fe | Active | €235,000 | €5,109 | 25.2% | 68 | 74 |
| avenida do Brasil, 46B | Active | €330,000 | €3,882 | 4.8% | 70 | 80 |
| Median comp | €308,500 | €4,496 | 10.2% | 69 | 77 |
Long-term rental This 2-bed apartment in Águas Livres, Amadora, offers a gross yield of 3.9%, which is acceptable in a property priced at €310,000 but reflects the fair value of €341,151. Although the neighborhood has a decent score of 73/100, the property’s condition rating of 65/100 suggests that long-term renters might be discouraged by potential maintenance issues. Buy-and-hold Given its current listing price of €310,000 against a fair value of €341,151, maintaining this property as a long-term asset seems prudent despite the 9.1% fair value gap. The suburban location, combined with basic amenities, may provide stable but modest appreciation potential over time, particularly due to its proximity to Lisbon city center. Family rental This apartment is fairly positioned in a neighborhood rated 73/100, appealing to families looking for longer-term accommodations, although the property's condition at 65/100 may require additional investment. With a yield of 3.9% and a price underpinned by its fair value, it can serve as a solid choice for family rentals, provided conditions are addressed. Short-term vacation rental While this property is attractive in terms of location and amenities, it is not ideal for short-term vacation rentals, due to its fair valuation indicating it is not a bargain. The existing ratings on neighborhood quality and property condition suggest it may not meet the high turnover and standards often required for successful short-term stays.
Economic vulnerabilities The economic stability score of 80 suggests a relatively strong environment, but the tenant stability score of 60 indicates potential issues with tenant retention and reliability, which could expose the investment to higher vacancy rates or turnover 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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