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 86 m² on the 2nd floor, built in 1983, energy rating D. Located on rua Terreiro do Rossio, 200, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes a 3.75 m² dependent area, enhancing storage and functionality beyond the main living space, ideal for personal or investment use.
The valuation. The asking price of €350,000 is slightly below the fair value of €359,957, sitting at a mere 2.8% under fair market expectations. Therefore, the property is fairly valued in its current condition and market context.
Fair value modelled at €359,957 from 6 comparable sales in the area. Asking €350,000 sits €9,957 (2.8%) below — the upside to fair value.
Asking €350,000 versus the rua Terreiro do Rossio, 200 area baseline of €292,143 (€3,397/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €292,143, adjusted for condition and micro-location, gives a modelled fair value of €359,957 (€4,186/m²), a €9,957 (2.8%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Terreiro do Rossio, 200 | Subject | €350,000 | €4,070 | — | 70 | 80 |
| Queluz e Belas · 5ed0d1 | Active | €250,000 | €3,788 | 6.9% | 75 | 77 |
| parque Central | Active | €285,000 | €5,481 | 34.7% | 70 | 76 |
| rua D. João de Castro, 2 | Active | €255,000 | €4,554 | 11.9% | 72 | 72 |
| avenida do Ultramar | Active | €285,000 | €4,385 | 7.7% | 70 | 73 |
| Median comp | €270,000 | €4,470 | 9.8% | 71 | 75 |
Long-term rental The property in Águas Livres offers a fair valuation of €350,000, aligning closely with its fair value assessment of €359,957. However, the gross yield of 3.4% suggests that while it might provide consistent rental income, competitive options may exist that deliver better returns. Family rental With a condition rating of 73 out of 100 and a neighbourhood quality score of 80, this 2-bed apartment could appeal to families seeking a suburban lifestyle near Lisbon. Although it's attractively priced, the property remains fairly valued, meaning prospective family renters might find alternative accommodations with superior amenities or lower prices in the area. Buy-and-hold The buy-and-hold strategy for this apartment could be viable due to its long-term rental potential within Amadora's suburban context. Though priced fairly, with only a 2.8% gap to its fair value, investors should weigh the property against more lucrative investment opportunities in the broader Lisbon market.
Tenant turnover risk High tenant turnover may occur due to a tenant stability score of 75/100, which could lead to increased vacancy rates and loss of rental income over time.
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
