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 98 m², built in 2007, energy rating B. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes a spacious 25m² living room with excellent solar exposure, enhancing natural light and energy efficiency throughout the day.
The valuation. The asking price of €431,000 exceeds the fair value of €243,913 by €187,087, or 43.4%, indicating that the property is overpriced.
Fair value modelled at €243,913 from the area baseline, adjusted for condition and location. Asking €431,000 sits €187,087 (43.4%) above — overpriced versus fair value.
Asking €431,000 versus the Águas Livres, Amadora, Lisbon area baseline of €340,648 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €340,648 + condition +€5,359 + location +€20,895 = modelled fair value of €243,913 (€2,489/m²), a €187,087 (43.4%) gap versus the €431,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 38ac6a | Subject | €431,000 | €4,398 | — | 75 | 74 |
| urbanização da Vila Chã | Active | €475,000 | €2,969 | 32.5% | 75 | 75 |
| rua João Crisóstomo de Sá | Active | €325,000 | €3,385 | 23.0% | 82 | 78 |
| rua Vieira Lusitano | Active | €315,000 | €4,500 | 2.3% | 78 | 80 |
| rua Espregueira Mendes | Active | €485,000 | €4,450 | 1.2% | 82 | 76 |
| Median comp | €400,000 | €3,918 | 10.9% | 80 | 77 |
Long-term rental The 1-bed apartment in Águas Livres is currently overpriced at €431,000 compared to its fair value of €243,913, indicating a 43.4% gap. With a gross yield of only 3.1%, the investment returns may not justify the elevated price point in a suburban area with moderate growth prospects. Family rental This property, priced at €431,000, does not align with the fair value of €243,913, suggesting an overvaluation of 43.4%. While families may value the decent amenities and neighborhood rating, the financial metrics indicate that this investment does not perform favorably in the current market. Buy-and-hold The current asking price of €431,000 is significantly above the fair value of €243,913, resulting in an overpricing of 43.4%. Although the area's balanced growth potential can support long-term appreciation, the current price limits the attractiveness of a buy-and-hold strategy. Not ideal for short-term vacation rental Given the property's overvaluation at €431,000 against a fair value of €243,913, it might struggle to generate viable returns as a short-term vacation rental. Coupled with a low gross yield of 3.1%, this investment would be less competitive in the vacation rental market. Not ideal for luxury market The 1-bed apartment is overpriced at €431,000, well above its fair value of €243,913, leading to a significant 43.4% gap. The property does not embody the luxury appeal necessary to attract higher-end buyers or renters, further complicating its position in the high-end market.
Tenant turnover risk: With a tenant stability score of 65/100, there is a concern about potential higher tenant turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
