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, built in 1987, energy rating E. Located Águas Livres parish, Amadora municipality, Lisbon district. This top floor apartment includes an individual storage room, enhancing space efficiency, and features air conditioning in the living room and bedrooms for optimal comfort.
The valuation. The asking price of €345,000 is €28,958 (9.2%) above the fair value of €316,042, indicating that it is priced appropriately within the current market dynamics.
Fair value modelled at €316,042 from 6 comparable sales in the area. Asking €345,000 sits €28,958 (9.2%) above — overpriced versus fair value.
Asking €345,000 versus the Águas Livres, Amadora, Lisbon area baseline of €234,842 (€2,325/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €234,842, adjusted for condition and micro-location, gives a modelled fair value of €316,042 (€3,129/m²), a €28,958 (9.2%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · ec1a66 | Subject | €345,000 | €3,416 | — | 70 | 70 |
| avenida General Humberto Delgado | Active | €275,000 | €3,161 | 7.5% | — | 79 |
| São Domingos de Benfica · 6fbc0e | Active | €324,500 | €3,090 | 9.5% | 76 | 72 |
| praceta António Aleixo | Active | €337,500 | €3,479 | 1.9% | 66 | 76 |
| Mina de Água · f5ebe9 | Active | €295,000 | €3,242 | 5.1% | 73 | 73 |
| Median comp | €309,750 | €3,202 | 6.3% | 73 | 75 |
Long-term rental The property offers a gross rental yield of 4.4%, making it a reasonable option for long-term rental investment given its fair valuation status. The location benefits from proximity to employment hubs, appealing to tenants seeking suburban living. Family rental With a 101m² layout and three bedrooms, this apartment is well-suited for families looking for quality living space in a suburban area. While the neighborhood rates a respectable 70/100, the property remains fairly priced and supports steady demand from family renters. Buy-and-hold This property presents a stable investment opportunity for a buy-and-hold strategy, as it is priced fairly with a moderate yield of 4.4%. The benefits of the suburban location, coupled with a decent condition rating of 73/100, suggest a solid foundation for long-term appreciation.
[Tenant turnover risk] With a tenant stability score of 60/100, there is a notable risk of increased tenant turnover, which could lead to higher vacancy rates and associated costs for the property owner.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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