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 99 m² on the 1st floor, built in 1982. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts a spacious 22 m² storage area, perfect for organization, and a balcony offering pleasant views of the town, enhancing the living experience.
The valuation. The asking price of €280,000 sits above the fair value of €258,204 by €21,796 (8.4%). This indicates a fair valuation of the property. Buy-to-flip angle. The strategy for resale involves enhancing the property with moderate updates to appeal to buyers, aiming for a profit margin after renovation costs. Buy-to-let angle. With an estimated gross yield of 4.4%, this apartment can generate approximately €1,027 per month in rental income, making it a viable long-term rental investment.
Fair value modelled at €258,204 from 6 comparable sales in the area. Asking €280,000 sits €21,796 (8.4%) above — overpriced versus fair value.
Asking €280,000 versus the Águas Livres, Amadora, Lisbon area baseline of €210,487 (€2,126/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €210,487, adjusted for condition and micro-location, gives a modelled fair value of €258,204 (€2,608/m²), a €21,796 (8.4%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · e833cf | Subject | €280,000 | €2,828 | — | 65 | 75 |
| avenida Padre Bartolomeu de Gusmão, 17 | Active | €220,000 | €2,529 | 10.6% | — | 77 |
| Venteira · 13397c | Active | €295,000 | €2,706 | 4.3% | 62 | 74 |
| avenida 25 de Abril, 32 | Active | €258,000 | €2,688 | 5.0% | 65 | 76 |
| Águas Livres · ade5f6 | Active | €195,000 | €2,031 | 28.2% | — | 78 |
| Median comp | €239,000 | €2,609 | 7.8% | 64 | 77 |
Long-term rental This property is positioned as a stable investment in the long-term rental market due to its gross yield of 4.4%, which aligns well with its fair valuation. However, given that the property is priced only 8.4% above its fair value, the return potential is limited compared to other investment opportunities. Family rental The 2-bed apartment in Águas Livres, offering adequate space for families, is situated in a neighborhood with a decent rating of 75/100, contributing positively to its appeal for family rentals. Nevertheless, the current pricing indicates an 8.4% gap above fair value, suggesting potential challenges in achieving optimal rental returns. Buy-and-hold Considering the reasonable condition score of 62/100 and the property's proximity to Lisbon's amenities, this investment could serve a buy-and-hold strategy. However, with a valuation that exceeds the fair value by 8.4%, returns may be less attractive over the long term than other alternatives in the market.
Economic Dependence Risk The economic stability score of 75/100 suggests a moderate reliance on the local economy, which might affect tenant retention and demand if economic conditions deteriorate.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
