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, 1-bathroom apartment of 68 m² on the 1st floor, built in 1973, energy rating C. Located on avenida Padre Bartolomeu de Gusmão, Águas Livres parish, Amadora municipality, Lisbon district. This apartment features high-quality herringbone hardwood flooring that adds a touch of elegance, alongside a modern minimalist design ideal for contemporary living.
The valuation. The asking price of €330,000 is above the fair value of €301,685 by €28,315, or 9.4%. This suggests the property is fairly priced within the current market context.
Fair value modelled at €301,685 from 6 comparable sales in the area. Asking €330,000 sits €28,315 (9.4%) above — overpriced versus fair value.
Asking €330,000 versus the avenida Padre Bartolomeu de Gusmão area baseline of €249,245 (€3,665/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €249,245, adjusted for condition and micro-location, gives a modelled fair value of €301,685 (€4,437/m²), a €28,315 (9.4%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Padre Bartolomeu de Gusmão | Subject | €330,000 | €4,853 | — | 65 | 76 |
| Benfica · 15e1dd | Active | €470,000 | €5,949 | 22.6% | 68 | 83 |
| rua António Ferro, 9 | Active | €302,500 | €3,559 | 26.7% | 72 | 79 |
| Falagueira-Venda Nova · e553c8 | Active | €298,000 | €4,257 | 12.3% | 74 | 78 |
| rua Bento de Jesus Caraça | Active | €350,000 | €5,000 | 3.0% | 72 | 74 |
| Median comp | €326,250 | €4,629 | 4.6% | 72 | 79 |
Long-term rental This 2-bed apartment in Águas Livres offers a fair rental yield of 3.5%, reflecting a reasonable alignment with the current market trends. Its location near Lisbon enhances tenant demand and provides stable job opportunities, making it a reliable long-term investment despite its fair valuation. Family rental With a neighborhood score of 76/100, this property is well-suited for families seeking a stable environment near Lisbon. While the property is fairly priced at €330,000, its proximity to amenities and safety will attract quality tenants looking for a long-term residence. Buy-and-hold Holding this investment property could yield satisfactory returns over time, as it is fairly valued and situated in a growing suburb of Lisbon. The apartment's decent condition and favorable neighborhood characteristics suggest a steady demand for rental housing, making it a sound buy-and-hold strategy. Not ideal for short-term vacation rental The property is not particularly suited for short-term vacation rentals, as the demand in this segment is usually driven by tourist hotspots, which are further away. Not ideal for student housing Given the overall family-oriented appeal of the area, this property may struggle in the student housing market which often seeks more central and lively locations.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of high tenant turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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