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 90 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. This apartment features two neglected gardens that offer potential for landscaping and are a rare find in urban properties, enhancing outdoor living possibilities in Águas Livres.
The valuation. The asking price of €369,000 is €14,532 (3.8%) below the fair value of €383,532, indicating a fair valuation. This suggests that the property is correctly priced for the current market conditions.
Fair value modelled at €383,532 from 6 comparable sales in the area. Asking €369,000 sits €14,532 (3.8%) below — the upside to fair value.
Asking €369,000 versus the Águas Livres, Amadora, Lisbon area baseline of €393,961 (€4,377/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 38/100 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 €393,961, adjusted for condition and micro-location, gives a modelled fair value of €383,532 (€4,261/m²), a €14,532 (3.8%) gap versus the €369,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 7caa96 | Subject | €369,000 | €4,100 | — | 35 | 76 |
| avenida Comandante Luís António da Silva | Active | €349,000 | €4,309 | 5.1% | — | 73 |
| rua Afonso Álvares, 5 | Active | €370,000 | €3,978 | 3.0% | 40 | 75 |
| rua República da Bolívia em Benfica | Active | €599,900 | €7,499 | 82.9% | — | 80 |
| Venteira · 89e715 | Active | €260,000 | €4,000 | 2.4% | 25 | 73 |
| Median comp | €359,500 | €4,155 | 1.3% | 33 | 74 |
Long-term rental The apartment in Águas Livres presents a competitive yield of 3.6%, positioning it as a viable option for sustained rental income. However, with a fair value closely matching its listing price, the potential for significant appreciation may be limited in the current market. Family rental This property is situated in a suburban area with a decent neighborhood rating of 76/100, making it attractive for families seeking stability and community amenities. However, the apartment’s condition score of 38/100 may require additional investment to meet family expectations, even as it sits at a price reflective of its fair market value. Buy-and-hold As a buy-and-hold investment, this apartment in Amadora holds a reasonable position given its yield and neighborhood amenities, appealing for long-term appreciation. Despite its fair valuation status, investors should remain cautious about the property's lower condition rating that could necessitate future renovations for optimal returns.
Economic Sensitivity: With an economic stability score of 75/100, there is a moderate risk that fluctuations in the local economy could lead to increased vacancy rates and decreased 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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