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 114 m² on the 8th floor, built in 2008, energy rating B. Located on avenida São Jorge da Mina, 11, Águas Livres parish, Amadora municipality, Lisbon district. Unique Feature: The property includes advanced Smart Home Domotics with various detection sensors, enhancing security and convenience in daily living. Condition Notes: Its polished hardwood floors and high-end wood paneling set a modern aesthetic.
The valuation. The asking price of €495,000 sits €79,606 or 13.9% below the fair value of €574,606, indicating that this property is subvalued in the current market context. Buy-to-flip angle. The potential strategy for resale hinges on maximizing the property’s value through minor upgrades and exploiting the strong demand in the Lisbon metropolitan area. Buy-to-let angle. With an estimated rental income of €1,402 per month, this property offers a gross yield of 3.4%, making it an attractive option for long-term family rentals in the region.
Fair value modelled at €574,606 from 5 comparable sales in the area. Asking €495,000 sits €79,606 (13.9%) below — the upside to fair value.
Asking €495,000 versus the avenida São Jorge da Mina, 11 area baseline of €467,886 (€4,104/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €467,886, adjusted for condition and micro-location, gives a modelled fair value of €574,606 (€5,040/m²), a €79,606 (13.9%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida São Jorge da Mina, 11 | Subject | €495,000 | €4,342 | — | 78 | 78 |
| rua Vila de São Martinho | Active | €520,000 | €6,753 | 55.5% | 75 | 80 |
| avenida Cottinelli Telmo | Active | €470,000 | €4,312 | 0.7% | 70 | 73 |
| estrada Buraca | Active | €480,000 | €6,234 | 43.6% | 78 | 74 |
| avenida Madame Curie, 26 | Active | €500,000 | €4,167 | 4.0% | 81 | 76 |
| Median comp | €490,000 | €5,273 | 21.4% | 77 | 75 |
Long-term rental The 2-bed apartment in Águas Livres is positioned well for long-term rental due to its proximity to urban amenities and decent condition rating of 78/100. With a fair value gap of 13.9%, this property presents a stable investment opportunity with a gross yield of 3.4%. Family rental Given the spacious layout of 114m² and the neighbourhood's quality rating of 78/100, this apartment is ideal for family rentals, catering to tenants seeking more space in the Lisbon metropolitan area. The 13.9% gap to fair value suggests the potential for long-term appreciation in a growing suburban market. Buy-and-hold Investing in this apartment for a buy-and-hold strategy is advantageous, as the property is subvalorizada compared to its fair market value, enabling future equity growth. The 3.4% gross yield combined with a solid location makes it a promising asset for long-term portfolio stability.
Economic dependency risk: A relatively high economic stability score of 80 may indicate a dependency on specific industries, which could be vulnerable to economic fluctuations, potentially impacting tenant occupancy.
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