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.
4-bedroom, 2-bathroom house of 240 m², energy rating F. Located Águas Livres parish, Amadora municipality, Lisbon district. Property Features: The house offers the unique possibility of creating a fourth floor, enhancing potential living space with a private terrace for outdoor leisure. Condition Notes: Despite its poor state, the presence of new composite decking reflects partial investment in exterior improvements.
The valuation. The asking price of €400,000 is substantially below the fair value of €633,974, representing a discount of €233,974 or 36.9%. This indicates that the property is underpriced, suggesting a strong investment opportunity.
Fair value modelled at €633,974 from 6 comparable sales in the area. Asking €400,000 sits €233,974 (36.9%) below — the upside to fair value.
Asking €400,000 versus the Águas Livres, Amadora, Lisbon area baseline of €656,586 (€2,736/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 39/100 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 €656,586, adjusted for condition and micro-location, gives a modelled fair value of €633,974 (€2,642/m²), a €233,974 (36.9%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 9af636 | Subject | €400,000 | €1,667 | — | — | 78 |
| Carnide · 4a43c7 | Active | €750,000 | €3,807 | 128.4% | 35 | 74 |
| rua Dom João de Castro | Active | €380,000 | €2,436 | 46.2% | 15 | 73 |
| rua da Ribeira | Active | €286,500 | €2,605 | 56.3% | 58 | 81 |
| rua Professor Doutor Egas Moniz, 53 | Active | €685,000 | €1,980 | 18.8% | 50 | 78 |
| Median comp | €532,500 | €2,521 | 51.2% | 43 | 76 |
Long-term rental The property in Águas Livres can generate a robust gross yield of 9%, making it an attractive option for long-term rental investors. With a fair value of €633,974 indicating a significant gap of 36.9%, this property presents a sound opportunity for steady cash flow. Buy-and-hold With the potential for appreciation given its location in Greater Lisbon and a fair value significantly higher than the listing price, this property is well-positioned for a buy-and-hold strategy. The existing yield of 9% complements the long-term growth potential, making this investment considerably appealing. Family rental The spacious 4-bed layout of the house is ideal for families, and the property's neighbourhood score of 78/100 highlights its desirability for long-term family rentals. Given its current listing versus fair value, this property offers families a home in a preferable area while providing investors with a substantial potential return. Not ideal for: Luxury market, Short-term rental, Student housing Due to its current condition rating of 39/100, this property is not suited for the luxury market or short-term rentals. The existing challenges in tenant quality and amenities further limit its attractiveness for student housing, indicating a focus on stable family rentals instead.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
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
