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 99 m², built in 1993, energy rating E. Located on rua Maria Lamas, Águas Livres parish, Amadora municipality, Lisbon district. This apartment features an expansive balcony overlooking green spaces, promoting a tranquil environment despite its urban location.
The valuation. The asking price of €320,000 is positioned slightly above the fair value of €306,637, reflecting a difference of €13,363 (4.4%). This indicates the property is fairly valued in the current market. Buy-to-flip angle. The resale strategy capitalizes on the property’s appreciation potential, focusing on cosmetic enhancements to increase value for a quick turnaround in a growing market like Amadora. Buy-to-let angle. A buy-and-hold strategy aims to realize stable rental income of approximately €1,120/month, yielding around 4.2%, appealing to families seeking quality accommodations in the suburban ring of Greater Lisbon.
Fair value modelled at €306,637 from 6 comparable sales in the area. Asking €320,000 sits €13,363 (4.4%) above — overpriced versus fair value.
Asking €320,000 versus the rua Maria Lamas area baseline of €273,237 (€2,760/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 56/100 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 €273,237, adjusted for condition and micro-location, gives a modelled fair value of €306,637 (€3,097/m²), a €13,363 (4.4%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Maria Lamas | Subject | €320,000 | €3,232 | — | 62 | 74 |
| Falagueira-Venda Nova · 83140f | Active | €350,000 | €3,097 | 4.2% | — | 74 |
| Falagueira-Venda Nova · a80224 | Active | €350,000 | €3,097 | 4.2% | — | 73 |
| avenida Dom Nuno Álvares Pereira, 70 | Active | €295,000 | €2,950 | 8.7% | 60 | 75 |
| Mina de Água · 829051 | Active | €295,000 | €2,980 | 7.8% | 55 | 71 |
| Median comp | €322,500 | €3,039 | 6.0% | 58 | 74 |
Family rental This property in Águas Livres offers a competitive yield of 4.2% gross, making it suitable for stable family rental income. Given the neighbourhood's rating of 74/100, which indicates decent amenities and tenant quality, the apartment stands to attract reliable long-term tenants. Long-term rental With a fair value estimate of €306,637 against a listing price of €320,000, this property shows a narrow 4.4% gap, making it a reasonable option for long-term rentals in a desirable suburban area of Greater Lisbon. The housing demand in Amadora, combined with its reasonable condition score of 56/100, supports the potential for sustained rental income. Buy-and-hold Although the apartment is priced fairly, its solid neighbourhood rating and proximity to Lisbon suggest it could appreciate over time for a buy-and-hold strategy. The current yield of 4.2% adds an attractive element for investors looking for steady income while waiting for long-term value growth.
Economic Vulnerability The economic stability score of 70 suggests potential fluctuations in local economic conditions, which could impact tenant retention and rental income.Tenant Vulnerability Similarly, a tenant stability score of 70 indicates that there may be a moderate risk of tenants leaving, which could further affect revenue predictability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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