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 75 m², built in 1962. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes a closed balcony off the living room and a second balcony off one of the bedrooms, providing additional outdoor space and natural light.
The valuation. The asking price of €265,000 sits €19,259 (6.8%) below the fair value of €284,259. This positions the property as fairly valued in the current market.
Fair value modelled at €284,259 from 6 comparable sales in the area. Asking €265,000 sits €19,259 (6.8%) below — the upside to fair value.
Asking €265,000 versus the Águas Livres, Amadora, Lisbon area baseline of €255,111 (€3,401/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 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 €255,111, adjusted for condition and micro-location, gives a modelled fair value of €284,259 (€3,790/m²), a €19,259 (6.8%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 8005b1 | Subject | €265,000 | €3,533 | — | 60 | 75 |
| avenida Dom Nuno Álvares Pereira | Active | €295,000 | €3,278 | 7.2% | 55 | 75 |
| rua Doutor Manuel de Arriaga | Active | €264,000 | €4,400 | 24.5% | 54 | 76 |
| rua de Porto Santo, 1 | Active | €255,000 | €4,048 | 14.6% | 60 | 73 |
| rua Doutor Manuel de Arriaga | Active | €264,000 | €4,400 | 24.5% | 62 | 72 |
| Median comp | €264,000 | €4,224 | 19.5% | 58 | 74 |
Long-term rental The projected yield of 4.2% reflects a stable income stream for long-term rental investment, supported by the apartment's good condition and neighborhood ratings. Given the proximity to Lisbon and the safety of the area, the demand for long-term tenants is likely to remain consistent. Buy-and-hold With a fair value of €284,259 compared to the listing price of €265,000, this property offers a reasonable entry point for buy-and-hold investors aiming for appreciation over time. The strong market fundamentals in the Águas Livres area suggest a positive outlook for property value growth, although the yields may be modest. Family rental This apartment is well-suited for family rentals, given its decent size and proximity to amenities that cater to family needs. However, with a fair valuation, investors should be cautious about realizing significant short-term gains while maintaining a stable occupancy rate.
Tenant turnover risk High tenant turnover can occur due to a tenant stability score of 70/100, potentially leading to increased vacancies and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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