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 41 m², built in 1973, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes a sunroom with potential for additional natural light and is strategically positioned for easy access to public transportation and local amenities.
The valuation. The asking price of €185,000 is significantly above the fair value of €104,889, representing an excess of €80,111 or 43.3%. This indicates that the property is overpriced. Buy-to-flip angle. Given its outdated condition and basic finishes, a buy-and-flip strategy could focus on cosmetic renovations to increase appeal, aiming for a resale price that exceeds €185,000. Buy-to-let angle. With an estimated rental income of €755 per month, this property offers a gross yield of 4.9%, making it viable for long-term family rentals in the desirable Oeiras suburb.
Fair value modelled at €71,150 from the area baseline, adjusted for condition and location. Asking €185,000 sits €113,850 (61.5%) above — overpriced versus fair value.
Asking €185,000 versus the Águas Livres, Amadora, Lisbon area baseline of €91,061 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 28/100 (Condition 25 · Materials 30 · Room dimensions 35). Below-median condition lowers fair value versus a renovated baseline unit. Full condition report →
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline. Full location report →
Águas Livres, Amadora, Lisbon
Area baseline €91,061 + condition -€30,109 + location +€10,199 = modelled fair value of €71,150 (€1,735/m²), a €113,850 (61.5%) gap versus the €185,000 asking price.
Long-term rental The property is overpriced at €185,000, significantly exceeding the fair value of €104,889, reflecting a 43.3% gap. With a gross yield of only 4.9% and a condition rating of 28/100, its long-term rental potential is thus diminished, making it a less attractive investment. Family rental Priced at €185,000, this property is overpriced compared to the fair value of €104,889, indicating a 43.3% discrepancy. The property’s low condition rating of 28/100 further suggests that it may not meet the standards desirable for family rentals, which could impact occupancy rates adversely. Buy-and-hold The buy-and-hold strategy is not advisable here due to the property being overpriced at €185,000, far above the fair value of €104,889 with a significant 43.3% gap. Given its low condition rating of 28/100 and modest yield of 4.9%, the long-term appreciation potential appears limited, making this property a poor choice for a buy-and-hold investment.
Potential Tenant Turnover Risk Tenants may show increased turnover due to the moderate Tenant stability score of 75/100, suggesting possible difficulties in retaining long-term occupants and affecting rental income stability.
