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.
3-bedroom, 2-bathroom apartment of 101 m² on the 5th floor, built in 1982, energy rating E. Located Águas Livres parish, Amadora municipality, Lisbon district. This property boasts unobstructed panoramic views and a bright, spacious open-plan living area with modern design elements and high-quality finishes throughout.
The valuation. The asking price of €395,000 is significantly below the fair value of €519,007, creating a notable disparity of €124,007 (23.9%). This property is well-positioned as an underpriced investment opportunity in the Amadora market.
Fair value modelled at €519,007 from 6 comparable sales in the area. Asking €395,000 sits €124,007 (23.9%) below — the upside to fair value.
Asking €395,000 versus the Águas Livres, Amadora, Lisbon area baseline of €421,083 (€4,169/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €421,083, adjusted for condition and micro-location, gives a modelled fair value of €519,007 (€5,139/m²), a €124,007 (23.9%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 3750df | Subject | €395,000 | €3,911 | — | 75 | 72 |
| Benfica · 4d4457 | Active | €499,900 | €5,617 | 43.6% | 82 | 68 |
| Carnaxide e Queijas · 86cb4a | Active | €650,000 | €5,328 | 36.2% | 75 | 76 |
| rua Doutor João de Barros | Active | €429,900 | €4,830 | 23.5% | 80 | 69 |
| estrada de Benfica | Active | €499,900 | €4,950 | 26.6% | 80 | 76 |
| Median comp | €499,900 | €5,139 | 31.4% | 80 | 73 |
Long-term rental\nGiven the fair value of €519,007 and a listing price of €395,000, this property presents an attractive long-term rental investment opportunity with a 3.9% gross yield. Its location in suburban Lisbon, supported by good amenities and access to employment, further enhances its rental appeal in a competitive market.\n\nFamily rental\nThis 3-bed apartment in Águas Livres is well-suited for family rentals, represented by its spacious 101m² layout and favorable school options in metropolitan Lisbon. With a fair value significantly above the listing price, this property caters to the stable demand from families seeking quality housing in suburban areas.\n\nBuy-and-hold\nAs a buy-and-hold investment, the property’s fair value reveals a strong upside potential, with an existing gap of 23.9% that signals growth in worth over time. Coupled with a solid gross yield of 3.9% and decent neighborhood ratings, this apartment is positioned to appreciate significantly, making it a compelling long-term hold.
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate risk of tenant turnover, which could lead to periods of vacancy and loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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