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 86 m², built in 1996, energy rating D. Located on rua Ary dos Santos S / N, Águas Livres parish, Amadora municipality, Lisbon district. Unique Feature: This apartment includes a storage room and is conveniently located within a 5-minute walk to both subway and train stations, enhancing its accessibility for commuters.
The valuation. The asking price of €355,000 is significantly above the fair value of €208,855, yielding an overpriced status with a discrepancy of €146,145 (41.2%). This suggests a concerning investment risk given the current market conditions.
Fair value modelled at €208,855 from the area baseline, adjusted for condition and location. Asking €355,000 sits €146,145 (41.2%) above — overpriced versus fair value.
Asking €355,000 versus the rua Ary dos Santos S / N area baseline of €290,250 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 70 · Materials 75 · Room dimensions 76). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Ary dos Santos S / N
Area baseline €290,250 + condition -€2,016 + location +€19,865 = modelled fair value of €208,855 (€2,429/m²), a €146,145 (41.2%) gap versus the €355,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ary dos Santos S / N | Subject | €355,000 | €4,128 | — | 70 | 76 |
| rua Duarte Pacheco Pereira, 33 | Active | €359,500 | €4,494 | 8.9% | 70 | 78 |
| Carnaxide e Queijas · 4bb052 | Active | €440,000 | €5,867 | 42.1% | 75 | 77 |
| Águas Livres · 25f6de | Active | €299,000 | €3,785 | 8.3% | 70 | 81 |
| rua Oliveira Martins, 5 | Active | €295,000 | €4,041 | 2.1% | 72 | 70 |
| Median comp | €329,250 | €4,268 | 3.4% | 71 | 78 |
Long-term rental The 2-bed apartment in Águas Livres is overpriced, listed at €355,000, which represents a 41.2% gap from its fair value of €208,855. With a gross yield of only 3.1%, this investment is unlikely to deliver attractive long-term returns given the high entry price. Buy-and-hold Acquiring a property in Águas Livres at the current listing price does not align with a prudent buy-and-hold strategy, as it is overpriced compared to its fair value. The apartment's condition and neighborhood ratings, while respectable, do not sufficiently justify the investment at this inflated price point. Family rental While the suburban location near Lisbon provides stability and decent amenities, the apartment is overpriced, making it a risky option for family rental investments. The gap of 41.2% from fair value suggests that prospective family tenants may not find this property financially feasible or appealing compared to alternatives in the area.
Tenant turnover risk The tenant stability score of 70/100 suggests potential for moderate tenant turnover, which could impact rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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