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 70 m², built in 1975, energy rating C. Located on rua Padre Américo, 1, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment offers a generous pantry adjacent to the kitchen, enhancing storage solutions and overall usability, along with high-quality PVC frames that improve thermal efficiency.
The valuation. The asking price of €249,900 exceeds the fair value of €163,123 by €86,777 (34.7%). This indicates that the property is overpriced and does not represent a sound investment opportunity.
Fair value modelled at €163,123 from the area baseline, adjusted for condition and location. Asking €249,900 sits €86,777 (34.7%) above — overpriced versus fair value.
Asking €249,900 versus the rua Padre Américo, 1 area baseline of €236,250 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 77). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 66/100 (Housing Market 80 · Amenities 60 · Economic 75 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua Padre Américo, 1
Area baseline €236,250 + condition -€2,297 + location +€9,950 = modelled fair value of €163,123 (€2,330/m²), a €86,777 (34.7%) gap versus the €249,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre Américo, 1 | Subject | €249,900 | €3,570 | — | 70 | 66 |
| rua Padre Francisco Álvares, 22 | Active | €395,000 | €5,486 | 53.7% | 72 | 84 |
| Mina de Água · f3657f | Active | €295,000 | €4,538 | 27.1% | 73 | 72 |
| Pontinha e Famões · 6fbbf1 | Active | €289,000 | €4,188 | 17.3% | 71 | 69 |
| rua Carvalho Araújo | Active | €250,000 | €4,167 | 16.7% | 70 | 75 |
| Median comp | €292,000 | €4,363 | 22.2% | 72 | 74 |
Long-term rental The 1-bed apartment in Águas Livres, Amadora, is currently overpriced with a listing price of €249,900 compared to a fair value of €163,123, indicating a 34.7% gap. With a gross yield of only 4% and a neighbourhood rating of 66/100, this investment may not deliver the desired returns or tenant appeal over a longer period. Buy-and-hold Holding onto this property could prove to be a less than ideal investment strategy as it is valued significantly above its fair worth of €163,123. The combination of a relatively low yield of 4% and a 73/100 condition rating may not justify the price, making appreciation uncertain and less attractive for long-term investors. Family rental The current pricing of €249,900 places this 1-bed apartment outside the favorable range for family rentals, given its fair value assessment of €163,123. Additionally, while the neighbourhood is rated 66/100 for safety and amenities, the property's yield and condition may not support a competitive position in the family rental market.
Tenant turnover risk The tenant stability score of 55/100 indicates a potential for higher tenant turnover, which can lead to increased vacancy rates and associated costs.
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