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.
6-bedroom, 7-bathroom house of 122 m², built in 2023, energy rating B. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This house includes a three-floor layout that maximizes space, and the outdoor area can be transformed into a private garden or leisure zone, enhancing its appeal significantly.
The valuation. The asking price of €399,000 is significantly above the fair value of €290,923, representing an excess of €108,077 (37.1%). This property is currently overpriced and may not attract buyers at this price point.
Fair value modelled at €290,923 from 6 comparable sales in the area. Asking €399,000 sits €108,077 (37.1%) above — overpriced versus fair value.
Asking €399,000 versus the Águas Livres, Amadora, Lisbon area baseline of €369,641 (€3,030/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 12/100 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 €369,641, adjusted for condition and micro-location, gives a modelled fair value of €290,923 (€2,385/m²), a €108,077 (37.1%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 78827d | Subject | €399,000 | €3,270 | — | — | 76 |
| avenida Miguel Bombarda, 23A | Active | €700,000 | €2,333 | 28.7% | — | 77 |
| rua Dom João de Castro | Active | €380,000 | €2,436 | 25.5% | 15 | 73 |
| via A36 | Active | €429,000 | €1,716 | 47.5% | — | 75 |
| rua 5 de Outubro | Active | €430,000 | €3,739 | 14.3% | 20 | 73 |
| Median comp | €429,500 | €2,385 | 27.1% | 18 | 74 |
Long-term rental The property in Águas Livres, Amadora, is overpriced by 37.1%, with its fair value substantially lower than the listing price. While it offers a gross yield of 6.5%, the condition rating of 12/100 suggests significant renovation costs, which could diminish profitability for long-term rental investors. Buy-and-hold Investing in this property as a buy-and-hold strategy appears misguided given its 37.1% gap from fair value. The subpar condition of the home, rated at 12/100, poses risks of declining value over time, overshadowing potential appreciation associated with the strong neighbourhood score of 76/100. Family rental Though the neighbourhood ranks well at 76/100, the property’s 37.1% price premium over its fair value indicates it is not an attractive option for family rental. Additionally, the low condition score of 12/100 suggests that significant renovations would be necessary to make it suitable for families, further eroding its appeal as an investment.
Economic vulnerability The property may face economic challenges due to a strong economic stability score of 80/100 contrasted with a lower tenant stability score of 70/100, potentially indicating fluctuations in 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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