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, 2-bathroom apartment of 78 m², energy rating E. Located on rua General João de Almeida S / N, Águas Livres parish, Amadora municipality, Lisbon district. The apartment features decorative lighting and pre-installation for air conditioning, enhancing both aesthetics and comfort in the modern living space.
The valuation. The asking price of €290,000 is significantly lower than the fair value of €376,766, indicating a discount of €86,766 (23.0%). This presents an attractive opportunity for investors looking for value.
Fair value modelled at €376,766 from 4 comparable sales in the area. Asking €290,000 sits €86,766 (23.0%) below — the upside to fair value.
Asking €290,000 versus the rua General João de Almeida S / N area baseline of €290,848 (€3,729/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €290,848, adjusted for condition and micro-location, gives a modelled fair value of €376,766 (€4,830/m²), a €86,766 (23.0%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua General João de Almeida S / N | Subject | €290,000 | €3,718 | — | 80 | 83 |
| rua Doutor João de Barros, 25 | Active | €429,900 | €4,830 | 29.9% | 85 | 83 |
| Benfica · 828ea3 | Active | €429,900 | €4,830 | 29.9% | 75 | 74 |
| rua Doutor João de Barros | Active | €429,900 | €4,830 | 29.9% | 82 | 72 |
| rua Maria Lalande | Active | €489,000 | €5,433 | 46.1% | 80 | 66 |
| Median comp | €429,900 | €4,830 | 29.9% | 81 | 73 |
Long-term rental The 2-bed apartment in Águas Livres presents a strong opportunity for long-term rental, boasting a favorable yield of 3.8% gross. With a fair value of €376,766 compared to the listing price of €290,000, this property is clearly subvalued, which enhances its appeal in a rental market linked to Lisbon's metropolitan area. Buy-and-hold Investing in this property aligns well with a buy-and-hold strategy, given its underpriced status and solid condition score of 82/100. Additionally, the surrounding neighborhood provides good livability (83/100), making it an attractive option for long-term appreciation over time. Family rental This apartment is well-suited for family rental, benefiting from its spacious layout of 78m² and a conducive neighborhood environment. The current listing price is significantly lower than its fair value, creating an opportunity to attract reliable family tenants in a desirable area near Lisbon. Not ideal for short-term vacation rental While this property offers great potential in other rental categories, it does not suit a short-term vacation rental strategy due to its residential appeal and the established nature of the neighborhood. Additionally, with a fair valuation significantly higher than the listing price, an investor may miss out on the high-demand vacation rental market nearby. Not ideal for student housing The apartment's characteristics do not align well with a student housing investment strategy, as its location, though advantageous, may not attract the student demographic. Furthermore, given the significant gap between the listing and fair value prices, this property is unlikely to cater effectively to transient student tenants. Not ideal for luxury market This property does not fit the luxury market, as its current offerings and neighborhood dynamics suggest a more affordable residential focus. Consequently, despite its fair valuation indicating a sound investment, it lacks the upscale features typically sought after in luxury real estate markets.
Economic Dependency Risk: With both economic and tenant stability scores at 80/100, there is a potential risk related to local economic downturns impacting rental income, which could lead to vacancy or tenant turnover issues.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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