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 129 m² on the 1st floor, built in 2020, energy rating A. Located Águas Livres parish, Amadora municipality, Lisbon district. This apartment features expansive balconies that enhance outdoor living possibilities and are strategically positioned to capture ample sunlight throughout the day.
The valuation. The asking price of €580,000 is very close to the fair value of €585,548, sitting just €5,548 (0.9%) below it. Verdict: fair. Buy-to-flip angle. The property could be renovated to appeal to modern buyers, making it attractive for resale at a higher price point in the competitive Lisbon market. Buy-to-let angle. With an estimated rental income of €1,257/month, the gross yield is 2.6%, making it a viable option for long-term rental or family rental in the suburban Lisbon area.
Fair value modelled at €585,548 from 6 comparable sales in the area. Asking €580,000 sits €5,548 (0.9%) below — the upside to fair value.
Asking €580,000 versus the Águas Livres, Amadora, Lisbon area baseline of €448,433 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €448,433, adjusted for condition and micro-location, gives a modelled fair value of €585,548 (€4,539/m²), a €5,548 (0.9%) gap versus the €580,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · e8350c | Subject | €580,000 | €4,496 | — | 78 | 78 |
| rua Baden Powell, 1 | Active | €469,000 | €4,078 | 9.3% | 75 | 78 |
| avenida Doutor Teófilo Carvalho dos Santos, 3 | Active | €535,000 | €3,821 | 15.0% | 75 | 75 |
| avenida João Paulo II, 2 | Active | €570,000 | €5,000 | 11.2% | 75 | 76 |
| Alfragide · 467e34 | Active | €750,000 | €3,846 | 14.5% | 79 | 78 |
| Median comp | €552,500 | €3,962 | 11.9% | 75 | 77 |
Long-term rental The property, listed at €580,000 with a fair value of €585,548, presents a minimal gap of 0.9%, indicating that it is priced fairly for a long-term rental investment. With a gross yield of 2.6%, this apartment in suburban Lisbon offers moderate income potential while benefiting from strong connectivity. Family rental With a fair valuation and a gross yield of 2.6%, this 3-bed apartment is reasonably positioned for families seeking longer-term accommodations in a suburban area. The neighborhood's decent amenities and tenant quality can support steady rental demand from families in the region. Buy-and-hold With the listing at €580,000 being fairly aligned with its fair value, this property offers a balanced option for a buy-and-hold strategy. Investors can leverage the modest yield of 2.6% while anticipating potential appreciation in a well-connected suburban Lisbon market. Not ideal for short-term vacation rental Given the fair price valuation and moderate yield, this apartment is not suitable for short-term vacation rentals that typically require higher returns. The suburban location may not attract the transient demand necessary for a profitable short-term rental strategy. Not ideal for student housing This property also lacks the attributes needed for student housing, with its fair valuation and limited yield providing minimal incentive for investment aimed at the student rental market. The location does not align with the demands of a student demographic that typically prefers city-center properties with more vibrant amenities.
Economic Vulnerability The economic stability score of 85/100 indicates a strong economy, but a tenant stability score of 75/100 suggests potential fluctuations in tenant retention could impact 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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