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.
3-bedroom, 2-bathroom apartment of 97 m² on the 2nd floor, built in 1981, energy rating C. Located on rua José Estêvão, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The property boasts PVC frames with double glazing and motorized exterior shutters, ensuring enhanced thermal insulation and noise reduction for a comfortable living environment.
The valuation. The asking price of €399,000 is significantly below the fair value of €641,497, making it subvalued by €242,497 (37.8%). This creates an advantageous opportunity for purchasing below market rates.
Fair value modelled at €641,497 from 6 comparable sales in the area. Asking €399,000 sits €242,497 (37.8%) below — the upside to fair value.
Asking €399,000 versus the rua José Estêvão area baseline of €543,386 (€5,602/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €543,386, adjusted for condition and micro-location, gives a modelled fair value of €641,497 (€6,613/m²), a €242,497 (37.8%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Estêvão | Subject | €399,000 | €4,113 | — | 85 | 73 |
| rua Engenheiro Lúcio de Azevedo | Active | €419,000 | €4,604 | 11.9% | 80 | 78 |
| Benfica · a8ed3e | Active | €549,900 | €6,706 | 63.0% | 78 | 80 |
| Mina de Água · 5e62d2 | Active | €419,000 | €5,173 | 25.8% | 78 | 72 |
| Benfica · 096f40 | Active | €599,900 | €7,893 | 91.9% | 78 | 75 |
| Median comp | €484,450 | €5,940 | 44.4% | 78 | 77 |
Long-term rental The property presents a compelling opportunity in the long-term rental market, with a gross yield of 3.5% that is attractive compared to local averages. Additionally, its fair value of €641,497 significantly exceeds the listing price of €399,000, indicating an advantageous entry point. Buy-and-hold Investing in this 3-bed apartment for a buy-and-hold strategy is favorable, given the 37.8% gap between the purchase price and the fair value. With a solid condition rating of 81/100 and proximity to Lisbon, the property is likely to appreciate over time, enhancing overall investment returns. Family rental This property is well-suited for family rental, with its spacious layout and neighborhood amenities supporting a stable family demographic. Coupled with its attractive pricing below fair value, it offers a balanced option for long-term tenants seeking quality housing in a desirable location.
Tenant turnover risk High tenant turnover is a concern, as indicated by a tenant stability score of 68/100, suggesting potential challenges in maintaining occupancy rates and generating consistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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