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, 1-bathroom apartment of 60 m² on the 3rd floor, built in 1988. Located on rua São João de Brito, 15 , 3, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes a retro kitchen with vintage design elements and a layout that offers flexible rental options appealing to diverse tenant profiles.
The valuation. The asking price of €240,000 is significantly above the fair value of €212,853, reflecting an overpricing of €27,147 (12.8%). This property does not represent a financially sound investment opportunity at its current price.
Fair value modelled at €212,853 from 6 comparable sales in the area. Asking €240,000 sits €27,147 (12.8%) above — overpriced versus fair value.
Asking €240,000 versus the rua São João de Brito, 15 , 3 area baseline of €183,540 (€3,059/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €183,540, adjusted for condition and micro-location, gives a modelled fair value of €212,853 (€3,548/m²), a €27,147 (12.8%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São João de Brito, 15 , 3 | Subject | €240,000 | €4,000 | — | 60 | 77 |
| rua Professor Doutor Egas Moniz | Active | €290,000 | €4,143 | 3.6% | — | 74 |
| Venteira · 6c7b8c | Active | €295,000 | €2,864 | 28.4% | — | 76 |
| Águas Livres · 1f3519 | Active | €325,000 | €3,533 | 11.7% | — | 77 |
| avenida Câmara Pestana, 5 | Active | €280,000 | €3,415 | 14.6% | 60 | 76 |
| Median comp | €292,500 | €3,474 | 13.1% | 60 | 76 |
Long-term rental Despite its solid yield of 5.1%, the property is overpriced at €240,000 compared to the fair value of €212,853, creating a 12.8% gap that could affect long-term profitability. Given the neighbourhood rating of 77/100, consistent demand may exist, but the inflated price limits potential returns. Buy-and-hold Investing in this property as a buy-and-hold strategy is not recommended due to its overpriced status and the significant gap from fair value. While the area retains some attractive characteristics, the financial metrics suggest that capital appreciation may be hampered by the current pricing. Family rental This property is unsuitable for family rental investments as its price exceeds fair market value, reducing appealing investment dynamics. Although the neighbourhood holds promise with a decent rating, the risk tied to overpaying is too high for families seeking long-term stability and value in their housing choices.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
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