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 72 m² on the 4th floor, built in 1975, energy rating E. Located on largo Cristóvão da Gama, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment features a modern, equipped kitchen with high-end appliances and is situated just a short walk from both the train station and essential local services.
The valuation. The asking price of €280,000 sits €14,837 (5.0%) below the fair value of €294,837, indicating the property is fairly priced. This alignment suggests a solid investment opportunity with reasonable expectations for appreciation.
Fair value modelled at €294,837 from 6 comparable sales in the area. Asking €280,000 sits €14,837 (5.0%) below — the upside to fair value.
Asking €280,000 versus the largo Cristóvão da Gama area baseline of €229,746 (€3,191/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €229,746, adjusted for condition and micro-location, gives a modelled fair value of €294,837 (€4,095/m²), a €14,837 (5.0%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo Cristóvão da Gama | Subject | €280,000 | €3,889 | — | 72 | 80 |
| Alfragide · 8751e5 | Active | €290,000 | €3,580 | 7.9% | 75 | 73 |
| Benfica · 938901 | Active | €298,000 | €5,228 | 34.4% | 78 | 75 |
| rua João Frederico Ludovice, 28 | Active | €348,500 | €4,149 | 6.7% | 68 | 70 |
| rua da Venteira | Active | €239,900 | €3,933 | 1.1% | 73 | 62 |
| Median comp | €294,000 | €4,041 | 3.9% | 74 | 72 |
Long-term rental The 4.3% gross yield indicates a stable return, making this 2-bed apartment a reasonable choice for investors looking at long-term rental strategies. With a condition rating of 76/100 and a desirable neighborhood score of 80/100, the property is likely to attract dependable tenants seeking long-term housing. Family rental This apartment's proximity to Lisbon in a safe residential area enhances its appeal for families, making it a fitting option for family rental strategies. The fair value assessment suggests that while the investment is not below market value, its neighborhood amenities and strong tenant quality should support consistent demand. Buy-and-hold With a fair valuation close to its listing price, this apartment presents an opportunity for a buy-and-hold strategy that leverages long-term appreciation in the growing Águas Livres area. While not an exceptional bargain, the solid neighborhood factors and yield potential could realize satisfactory returns over time.
Tenant turnover risk With a tenant stability score of 75/100, there is a moderate risk of higher tenant turnover, which could impact rental income and increase vacancy costs.
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