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.
1-bedroom, 1-bathroom apartment of 85 m², built in 2003. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Feature: The apartment includes a spacious storage area that enhances its practicality, ideal for those needing extra space in a well-maintained ground floor layout. Localização: A propriedade inclui uma ampla área de armazenamento que aumenta a sua praticidade, ideal para quem precisa de espaço extra num layout bem cuidado no rés-do-chão.
The valuation. The asking price of €325,000 exceeds the fair value of €285,627 by €39,373, indicating that the property is overpriced by 12.1%. This suggests that potential buyers may not find suitable value at the current listing price.
Fair value modelled at €214,676 from the area baseline, adjusted for condition and location. Asking €325,000 sits €110,324 (33.9%) above — overpriced versus fair value.
Asking €325,000 versus the Águas Livres, Amadora, Lisbon area baseline of €188,785 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 73 · Materials 79 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx. Full condition report →
Neighbourhood score 82/100 (Housing Market 80 · Amenities 80 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline. Full location report →
Águas Livres, Amadora, Lisbon
Area baseline €188,785 + condition +€1,727 + location +€24,164 = modelled fair value of €214,676 (€2,526/m²), a €110,324 (33.9%) gap versus the €325,000 asking price.
Long-term rental The property is overpriced at €325,000, with a fair value of €285,627, creating a 12.1% gap that limits potential returns. Despite a solid neighbourhood rating of 82/100, the gross yield of 3.5% suggests lower profitability compared to similar investments. Buy-and-hold Buying this property now would be an expensive decision, given its price exceeds fair value considerably. The decent condition score of 76/100 may attract some tenants, but the 12.1% fair value gap indicates the risk of adverse investment outcomes over time. Family rental While the apartment's location near job opportunities in Lisbon is advantageous, the high listing price of €325,000 is a deterrent for family rental prospects. With the property priced above fair value and a yield of only 3.5%, families seeking affordable rentals may look elsewhere. Not ideal for short-term vacation rental Given the area's suburban nature and the current demand for short-term rentals, the property is overpriced for this market. The anticipated ROI from short-term vacation rentals appears unattractive with a fair value gap of 12.1%. Not ideal for student housing The location, though near employment zones, results in the property being overpriced and less appealing for potential student tenants. A gross yield of only 3.5% makes this investment unsuitable for the competitive student housing market. Not ideal for luxury market The property does not meet the criteria for the luxury market, especially considering its overrated price of €325,000. With limited amenities and a fair value gap, this investment does not align with luxury market expectations.
Tenant turnover risk High tenant turnover could affect rental income due to the Tenant stability score of 80/100, indicating potential challenges in retaining long-term tenants.
