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, 2-bathroom apartment of 136 m² on the 1st floor, built in 2022, energy rating B. Located on urbanização Neudel, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts high-quality modern finishes, with a spacious living area that allows for the creation of distinct lounging and dining zones, enhancing functional comfort.
The valuation. The asking price of €505,000 is very close to the fair value of €510,000, sitting just €5,000 (1.0%) below it, indicating the property is fairly valued. Buy-to-flip angle. A buy-to-flip strategy could target a resale value slightly above the current asking price, aiming to capitalize on the high-quality finishes that could attract buyers seeking modern amenities. Buy-to-let angle. A rental income strategy could achieve an estimated gross yield of 3.3%, generating around €1,389 per month, appealing to long-term tenants in this commuter-friendly area.
Fair value modelled at €510,000 from 6 comparable sales in the area. Asking €505,000 sits €5,000 (1.0%) below — the upside to fair value.
Asking €505,000 versus the urbanização Neudel area baseline of €359,339 (€2,642/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 €359,339, adjusted for condition and micro-location, gives a modelled fair value of €510,000 (€3,750/m²), a €5,000 (1.0%) gap versus the €505,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| urbanização Neudel | Subject | €505,000 | €3,713 | — | 79 | 73 |
| rua Corpo Nacional de Escutas | Active | €505,000 | €3,633 | 2.2% | 73 | 78 |
| urbanização da Vila Chã | Active | €475,000 | €2,969 | 20.0% | 75 | 75 |
| rua Baden Powell, 1 | Active | €480,000 | €3,692 | 0.6% | 79 | 76 |
| rua Espregueira Mendes | Active | €495,000 | €3,808 | 2.5% | 85 | 82 |
| Median comp | €487,500 | €3,663 | 1.4% | 77 | 77 |
Long-term rental The 2-bed apartment in Águas Livres has a fair valuation aligned with its listing price, suggesting it is positioned well for long-term rental demand in a commuter-friendly area. With a yield of 3.3% gross and a condition score of 83/100, it represents a moderately favorable investment in a sustainable rental market. Buy-and-hold Given the fair valuation at €505,000 and the stable demand in the Lisbon suburban belt, this property is a sound choice for a buy-and-hold strategy. The apartment's condition rating of 83/100 and a neighborhood score of 73/100 indicate a potential for steady appreciation over time, although immediate outperformance is unlikely due to its current pricing. Family rental The apartment in Águas Livres is well-suited for family rental, benefiting from its spacious layout and decent neighborhood ratings. With the property priced fairly against the fair value, it could attract reliable tenants seeking longer-term housing solutions.
Tenant turnover risk The relatively low tenant stability score of 65/100 indicates a potential for higher tenant turnover, which could lead to increased vacancy rates 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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