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 120 m² on the 6th floor, energy rating B. Located on avenida Madame Curie, 26, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts a versatile kitchen island and high-end vessel sinks, elevating its contemporary aesthetic and functionality compared to similar listings.
The valuation. The asking price of €500,000 is marginally below the fair value of €503,411, representing a slight difference of €3,411 (0.7%). This property can be considered fairly valued in the current market context.
Fair value modelled at €503,411 from 6 comparable sales in the area. Asking €500,000 sits €3,411 (0.7%) below — the upside to fair value.
Asking €500,000 versus the avenida Madame Curie, 26 area baseline of €388,720 (€3,239/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €388,720, adjusted for condition and micro-location, gives a modelled fair value of €503,411 (€4,195/m²), a €3,411 (0.7%) gap versus the €500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Madame Curie, 26 | Subject | €500,000 | €4,167 | — | 81 | 76 |
| Águas Livres · a6d518 | Active | €495,000 | €4,342 | 4.2% | 78 | 79 |
| avenida Cottinelli Telmo | Active | €470,000 | €4,312 | 3.5% | 70 | 73 |
| rua Espregueira Mendes, 9 | Active | €499,000 | €5,040 | 21.0% | 80 | 79 |
| avenida Doutor Teófilo Carvalho dos Santos, 3 | Active | €535,000 | €3,821 | 8.3% | 75 | 75 |
| Median comp | €497,000 | €4,327 | 3.8% | 77 | 77 |
Long-term rental The property in Águas Livres, Amadora, offers a gross yield of 3.1%, which is consistent with market expectations for suburban areas within the Lisbon metropolitan region. Given the fair value assessment of €503,411, the pricing suggests steady cash flow opportunities without significant risks involved. Family rental With a condition rating of 79/100 and a neighbourhood score of 76/100, this apartment is well-suited for families looking for a comfortable living space within reach of Lisbon's urban amenities. Given the fair value of the property, it presents a balanced investment option for landlords aiming to cater to the family demographic in the area. Buy-and-hold Holding this apartment as a long-term investment makes sense as its fair value indicates no immediate financial overextension, and the strong ratings for both condition and neighbourhood promise longevity in tenant satisfaction. The property’s positioning in the Lisbon metropolitan area also suggests future value stability, making it a reasonable buy-and-hold option for investors focused on steady growth in real estate.
Economic sensitivity risk The economic stability score of 80/100 indicates a relatively healthy economy, but the tenant stability score of 70/100 suggests potential fluctuations in rental income, increasing the investment risk.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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