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 67 m² on the 3rd floor, energy rating E. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts a modernized bathroom with premium marble-effect tiling and fixtures, contrasted by an older kitchen with traditional wooden cabinetry, offering renovation potential.
The valuation. The asking price of €290,000 is slightly above the fair value of €286,790 by €3,210, representing a 1.1% premium. This property is priced fairly within the current market context, making it a viable option for interested buyers.
Fair value modelled at €286,790 from 6 comparable sales in the area. Asking €290,000 sits €3,210 (1.1%) above — overpriced versus fair value.
Asking €290,000 versus the Águas Livres, Amadora, Lisbon area baseline of €231,272 (€3,452/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €231,272, adjusted for condition and micro-location, gives a modelled fair value of €286,790 (€4,280/m²), a €3,210 (1.1%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · c121c8 | Subject | €290,000 | €4,328 | — | 72 | 72 |
| Encosta do Sol · 8311bd | Active | €295,000 | €3,986 | 7.9% | 75 | 78 |
| rua 25 de Abril, 30 | Active | €287,700 | €4,495 | 3.9% | 78 | 73 |
| Mina de Água · 33bd1e | Active | €355,000 | €4,277 | 1.2% | 75 | 74 |
| Venteira · 1906ba | Active | €317,000 | €4,284 | 1.0% | 80 | 68 |
| Median comp | €306,000 | €4,281 | 1.1% | 77 | 74 |
Long-term rental The 2-bed apartment in Águas Livres presents a stable opportunity for long-term rental, as its yield of 4% aligns well with investment expectations. Given the fair valuation at €290,000 and the positive neighborhood quality score of 72/100, the property is likely to attract reliable tenants. Buy-and-hold Holding this property could yield consistent rental income due to its fair valuation and appealing condition score of 75/100, contributing to long-term capital appreciation potential. While the neighborhood is not top-tier, its proximity to Lisbon offers practicality for future stability. Family rental This apartment is a suitable option for family rentals, underscored by the fair market value and a decent neighborhood rating. With ample living space and a competitive yield, it can cater well to families seeking a suburban lifestyle close to the city. Not ideal for: The property is not suited for student housing or short-term vacation rentals, as its suburban location does not attract transient demographics. Additionally, it lacks the luxurious attributes necessary to penetrate the luxury market segment.
[Tenant turnover risk] With a tenant stability score of only 60/100, there is a significant risk of tenant turnover which could affect rental income and property management 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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