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. Parking: The apartment features a spacious and easily accessible parking space, ideal for urban living. Storage: A dedicated storage area provides additional convenience for residents.
The valuation. The asking price of €325,000 is significantly higher than the fair value of €214,676, resulting in an overpricing of €110,324 (33.9%). This discrepancy signals a need for caution. Buy-to-flip angle. With effective renovations and marketing, the goal would be to sell the property at a competitive price that justifies its upscale features, despite its current overvaluation. Buy-to-let angle. Considering the estimated gross yield of 3.5%, generating approximately €948 per month in rental income presents a stable long-term investment opportunity, particularly in a mixed-use suburban area.
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 €295,460 (€3,476/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.
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.
Águas Livres, Amadora, Lisbon
Area baseline €295,460 + 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.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 001bc7 | Subject | €325,000 | €3,824 | — | 73 | 82 |
| parque Central | Active | €250,000 | €2,976 | 22.2% | 70 | 76 |
| rua 17 de Setembro | Active | €250,000 | €4,310 | 12.7% | 82 | 76 |
| Mina de Água · f36695 | Active | €241,000 | €3,443 | 10.0% | 75 | 75 |
| rua Dom Dinis | Active | €195,000 | €3,197 | 16.4% | 85 | 76 |
| Median comp | €245,500 | €3,320 | 13.2% | 79 | 76 |
Long-term rental Despite its favorable location near employment opportunities, the property’s listing price of €325,000 represents a significant 33.9% gap compared to its fair value of €214,676, indicating it is overpriced. This diminished value relative to market expectations may hurt potential long-term returns, currently yielding only 3.5% gross. Buy-and-hold Investing in this property as a buy-and-hold strategy may not be advisable, given its current valuation is well above fair market value, making it overpriced at €325,000. The projected yield of 3.5% gross does not justify the initial investment, especially when considering potential appreciation risks in an overpriced market. Family rental This apartment may appeal to families due to its strong neighborhood score of 82/100; however, at a price of €325,000, it is significantly overpriced when compared to the fair value of €214,676. The potential for rental income does not sufficiently offset the risks associated with overvaluation in this competitive market.
Economic Downturn Risk: With an economic stability score of 90/100, the risk of a significant economic downturn remains moderate, potentially affecting tenant stability, which is rated at 80/100.
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