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: The apartment includes a sunroom that can enhance natural light and provides versatile usage options, a rare feature for one-bedroom units in the area.
The valuation. The asking price of €185,000 sits significantly above the fair value of €71,150, representing an overpricing of €113,850 (61.5%). This property cannot be considered a deal given its overpriced status. Buy-to-flip angle. A buy-and-flip strategy would likely face challenges, as the need for renovations and the current market price suggest limited profit potential post-update. Any resale efforts should carefully consider the local buyer demand and current market conditions. Buy-to-let angle. With an estimated gross yield of 4.9% (~€755/month), the rental income strategy could provide consistent cash flow but may face challenges due to the property’s condition and appeal. Long-term and family rental strategies may be most effective in this suburban area.
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 €142,516 (€3,476/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.
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.
Águas Livres, Amadora, Lisbon
Area baseline €142,516 + 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.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 82c65b | Subject | €185,000 | €4,512 | — | 25 | 78 |
| rua João Pinto Ribeiro | Active | €277,000 | €4,468 | 1.0% | — | 74 |
| rua Mestre Afonso Domingues | Active | €229,000 | €2,863 | 36.6% | 15 | 80 |
| avenida do Brasil | Active | €219,000 | €5,093 | 12.9% | 30 | 77 |
| praceta Revolução de, 3 | Active | €199,500 | €4,245 | 5.9% | 45 | 73 |
| Median comp | €224,000 | €4,357 | 3.5% | 30 | 76 |
Long-term rental While the gross yield of 4.9% suggests some potential for long-term rental income, the apartment's price is significantly above its fair value by 61.5%. This discrepancy indicates that the property is not positioned advantageously in the current market, making it a less favorable choice for long-term investment. Family rental Given the high price relative to the fair value assessment, this 1-bed apartment is an overpriced option for a family rental strategy. The limited condition score of 28/100 further detracts from its suitability for families seeking quality accommodation. Buy-and-hold Investing in this property as a buy-and-hold strategy may not yield favorable returns due to the 61.5% gap from fair value, which poses a significant risk. The neighborhood's rating of 78/100 may offer some appeal, but it is outweighed by the property’s overpriced nature. Short-term vacation rental The property does not align with short-term vacation rental strategies, especially considering its overpriced status and poor condition score. Additionally, high entry costs can hinder profitability in the competitive market for vacation rentals. Student housing While Amadora's accessibility to Lisbon is beneficial for student housing, the property's high price point makes it less appealing for this strategy. The combination of being overpriced and subpar condition limits its potential in capturing demand from students.
Economic Shift Risk A decline in economic conditions could impact the property, especially since the economic stability score is 80 out of 100 and tenant stability at 75 out of 100 indicates some vulnerability.
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