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 111 m² on the 2nd floor, built in 2004, energy rating C. Located on praceta Fernando António Godinho, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes high-spec appliances in the kitchen and a stylish entrance with granite flooring and wood-paneled walls, enhancing its modern aesthetic.
The valuation. The asking price of €385,000 is modestly below the fair value of €423,141, indicating a difference of €38,141 (9.0%). This positions the property fairly within the market, suggesting a reasonable purchase opportunity without overvaluation.
Fair value modelled at €423,141 from 6 comparable sales in the area. Asking €385,000 sits €38,141 (9.0%) below — the upside to fair value.
Asking €385,000 versus the praceta Fernando António Godinho area baseline of €311,494 (€2,806/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €311,494, adjusted for condition and micro-location, gives a modelled fair value of €423,141 (€3,812/m²), a €38,141 (9.0%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Fernando António Godinho | Subject | €385,000 | €3,468 | — | 83 | 72 |
| rua General João de Almeida | Active | €295,000 | €3,782 | 9.0% | 80 | 74 |
| praceta Virgínia de Moura, 2 | Active | €390,000 | €3,250 | 6.3% | 75 | 75 |
| parque de Santa Cruz | Active | €495,000 | €5,500 | 58.6% | 80 | 76 |
| rua Elias Garcia | Active | €365,000 | €3,842 | 10.8% | 85 | 76 |
| Median comp | €377,500 | €3,812 | 9.9% | 80 | 76 |
Long-term rental This 2-bed apartment offers a gross yield of 3.3%, which is aligned with the expected returns in the Águas Livres area. With a fairly high condition rating of 80/100, it appeals to long-term tenants seeking stability in a commuter-friendly neighborhood. Family rental The spacious 111m² layout and strong local amenities make this property suitable for families looking to settle in Lisbon's suburban area. The neighborhood's good tenant quality ratings suggest a steady demand for family-oriented rental properties, reinforcing its suitability as a family rental option. Buy-and-hold With a fair value assessment indicating only a 9.0% gap from the listing price, this apartment can be seen as a reasonable buy-and-hold investment in a robust commuting location. Retaining the property for long-term appreciation could yield solid returns as urban expansion continues in the area. Not ideal for The property is not well-suited for short-term vacation rentals or student housing due to its family-oriented layout and steady residential character. These market segments typically require higher turnover and different amenities that this apartment may not provide.
Tenant turnover risk With a tenant stability score of 65/100, there is a heightened risk of turnover, which can lead to increased vacancy rates and loss of rental income.
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