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 95 m² on the 1st floor, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts high-quality finishes with modern white cabinetry, marble-effect tiling, and integrated stainless steel appliances, all in excellent, near-new condition despite the renovation listing.
The valuation. The asking price of €349,000 is €18,111 (5.5%) above the fair value of €330,889, indicating a price consistent with market expectations but at the higher end of the valuation spectrum. Buy-to-flip angle. This property could be flipped for a profit by investing in minor aesthetic improvements, targeting a resale price above €360,000 to capture the suburban demand within Greater Lisbon. Buy-to-let angle. With an estimated rental income of €1,163 per month, this apartment yields an attractive 4% gross yield, making it a solid candidate for long-term family rentals in this suburban location.
Fair value modelled at €330,889 from 6 comparable sales in the area. Asking €349,000 sits €18,111 (5.5%) above — overpriced versus fair value.
Asking €349,000 versus the Águas Livres, Amadora, Lisbon area baseline of €230,641 (€2,428/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €230,641, adjusted for condition and micro-location, gives a modelled fair value of €330,889 (€3,483/m²), a €18,111 (5.5%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 0ad0b4 | Subject | €349,000 | €3,674 | — | 85 | 80 |
| avenida Alexandre Salles | Active | €330,000 | €3,511 | 4.4% | 82 | 73 |
| Águas Livres · 1442af | Active | €339,000 | €3,767 | 2.5% | 85 | 76 |
| Venteira · 0ad079 | Active | €349,000 | €3,455 | 5.9% | 85 | 79 |
| praceta Familiar na Damaia | Active | €349,000 | €3,878 | 5.6% | 74 | 78 |
| Median comp | €344,000 | €3,639 | 0.9% | 84 | 77 |
Long-term rental The property presents a fair valuation with a slight 5.5% gap from its fair value, making it a reasonable choice for steady long-term rental income. With a gross yield of 4% and a solid neighborhood rating of 80/100, it is positioned to attract reliable tenants in a suburban area of Greater Lisbon. Family rental Given its fair valuation and favorable neighborhood amenities, this property offers a conducive environment for family rentals. The decent condition score of 82/100 further enhances its appeal to families looking for stability in a suburban setting. Buy-and-hold As a buy-and-hold investment, this property is appropriately priced and likely to deliver moderate appreciation over time. With a gross yield of 4% in an area that combines suburban charm with urban access, it positions investors for a balanced long-term growth strategy.
Economic Dependence Risk: The property's higher economic stability score of 80/100 may mask potential vulnerabilities in tenant stability, which, at 75/100, indicates a possible risk of turnover or vacancy that could impact cash flow.
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