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 65 m², built in 1960. Located Águas Livres parish, Amadora municipality, Lisbon district. This property boasts a unique feature of two balconies, enhancing outdoor space for relaxation and personal gardening in addition to plentiful natural light throughout the day.
The valuation. The asking price of €315,000 stands €31,049 (10.9%) above the calculated fair value of €283,951. This indicates the property is overpriced relative to its market assessment.
Fair value modelled at €283,951 from 6 comparable sales in the area. Asking €315,000 sits €31,049 (10.9%) above — overpriced versus fair value.
Asking €315,000 versus the Águas Livres, Amadora, Lisbon area baseline of €243,425 (€3,745/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €243,425, adjusted for condition and micro-location, gives a modelled fair value of €283,951 (€4,368/m²), a €31,049 (10.9%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · e833e6 | Subject | €315,000 | €4,846 | — | 70 | 83 |
| São Domingos de Benfica · 00195d | Active | €359,900 | €5,623 | 16.0% | 70 | 83 |
| Venteira · 162631 | Active | €235,000 | €4,052 | 16.4% | 70 | 77 |
| Falagueira-Venda Nova · 467ee7 | Active | €269,000 | €4,638 | 4.3% | 70 | 76 |
| avenida Santos Matos | Active | €299,000 | €4,271 | 11.9% | 72 | 78 |
| Median comp | €284,000 | €4,455 | 8.1% | 70 | 78 |
Long-term rental The current listing price of €315,000 for the 2-bed apartment in Amadora exceeds its fair value of €283,951, indicating it is overpriced by 10.9%. With a gross yield of 3.7%, this investment may not meet the expected return benchmarks required for long-term rental strategies. Family rental Although the apartment is located in a family-oriented area with a neighborhood rating of 83/100, the asking price remains above fair value at €315,000, making it overpriced relative to its market potential. This pricing could limit its appeal to families seeking affordable housing options, affecting rental demand and viability. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable given its overvaluation at €315,000 against a fair value of €283,951. The modest gross yield of 3.7% further suggests that this investment may not generate sufficient long-term capital appreciation or cash flow for an adequate return on investment.
Economic Dependency Risk The property’s economic stability score of 80/100 indicates a strong economy, but a sudden downturn could impact tenant ability to pay, even with a tenant stability score of 85/100 suggesting reliable tenants.
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