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, 2-bathroom apartment of 110 m² on the 3rd floor, energy rating C. Located on avenida Manuel Cabanas, 9A, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts a spacious open-plan social area that seamlessly integrates a contemporary kitchen with a unique marble island and premium built-in appliances, offering a luxurious living experience.
The valuation. The asking price of €499,900 is significantly below the fair value of €645,781, representing a discount of €145,881 (22.6%). This property is clearly underpriced, presenting a unique opportunity for potential investors.
Fair value modelled at €645,781 from 6 comparable sales in the area. Asking €499,900 sits €145,881 (22.6%) below — the upside to fair value.
Asking €499,900 versus the avenida Manuel Cabanas, 9A area baseline of €533,959 (€4,854/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €533,959, adjusted for condition and micro-location, gives a modelled fair value of €645,781 (€5,871/m²), a €145,881 (22.6%) gap versus the €499,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Manuel Cabanas, 9A | Subject | €499,900 | €4,545 | — | 84 | 80 |
| rua Engenheiro Lúcio de Azevedo, 28 | Active | €419,000 | €4,108 | 9.6% | — | 69 |
| rua Carolina Michaelis de Vasconcelos S / N | Active | €529,900 | €6,384 | 40.5% | — | 79 |
| Benfica · 375027 | Active | €599,900 | €7,406 | 63.0% | — | 78 |
| rua João Ortigão Ramos, 17B | Active | €579,900 | €6,904 | 51.9% | 65 | 78 |
| Median comp | €554,900 | €6,644 | 46.2% | 65 | 78 |
Long-term rental The property in Águas Livres represents an excellent opportunity for long-term rental, with a fair value gap of 22.6%, indicating potential for solid appreciation. With a gross yield of 3% and a favorable condition rating of 81, this apartment attracts quality tenants while benefiting from proximity to Lisbon's city center. Family rental This 2-bed apartment is ideally suited for family rentals, as its spacious 110m² layout and strong neighborhood ratings (80/100) cater to family needs. The combination of an affordable price under market value and good local amenities enhances its attractiveness, ensuring stable rental income. Buy-and-hold Acquiring this property as a buy-and-hold investment is strategically sound, given its underpriced status and the potential for significant long-term appreciation in Greater Lisbon. The solid tenant quality indicated by the neighborhood ratings suggests reliable occupancy, positioning the property for sustained value growth over time.
Economic Downturn Risk The property may face a higher risk of tenant turnover and lower rental income due to the relatively moderate economic stability score of 80/100, combined with a tenant stability score of 70/100 indicating potential fluctuations in tenant reliability.
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