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 52 m². Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes a balcony off the living room, providing outdoor space that enhances its appeal despite its need for modernization. Condition Notes: While exhibiting dated features, it retains a cozy atmosphere in a sought-after central location.
The valuation. The asking price of €250,000 is significantly above fair value, which is estimated at €117,848. This results in an overpriced status of €132,152 (52.9%). Buy-to-flip angle. This property is not ideal for a buy-to-flip strategy as the current asking price exceeds the potential resale value after renovation. A careful buyer would need to consider extensive refurbishments to achieve profitability. Buy-to-let angle. With an estimated gross yield of 3.8%, around €792 per month, the property can serve as a long-term rental. However, the outdated condition may limit its appeal in attracting higher rental rates.
Fair value modelled at €117,848 from the area baseline, adjusted for condition and location. Asking €250,000 sits €132,152 (52.9%) above — overpriced versus fair value.
Asking €250,000 versus the Águas Livres, Amadora, Lisbon area baseline of €115,492 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 (Condition 60 · Materials 55 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 85/100 (Housing Market 90 · Amenities 85 · Economic 90 · Tenant Quality 85). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €115,492 + condition -€13,813 + location +€16,169 = modelled fair value of €117,848 (€2,266/m²), a €132,152 (52.9%) gap versus the €250,000 asking price.
Long-term rental The property is overpriced at €250,000, significantly above the fair value of €117,848, reflecting a 52.9% gap. With a gross yield of only 3.8% and a condition rating of 58/100, this investment is unlikely to provide the desired returns in the long-term rental market. Buy-and-hold Considering the current valuation, the property presents an opportunity cost given its overvaluation at €250,000 compared to the fair value of €117,848. Investors should be cautious, as the promise of appreciation in value may not materialize with such a substantial gap over the fair market price. Family rental At €250,000, this property is overpriced and does not adequately reflect the fair value of €117,848, leading to a potential 52.9% risk. With a reasonable neighborhood score of 85/100, it may attract family tenants, but the purchase price outweighs the benefits. Short-term vacation rental The property is not ideal for a short-term vacation rental given its considerable overvaluation at €250,000 relative to the fair value. The gross yield of 3.8% is insufficient to justify the investment in this segment. Student housing Priced at €250,000, this apartment is overpriced and does not align with its fair value of €117,848. The current market conditions and yield potential make it a less-than-ideal choice for targeting student tenants.
Economic Dependence Risk: The high economic stability score of 90/100 suggests a strong market, but should any significant downturn occur, the impact could be amplified on tenants with a stability score of 85/100, potentially leading to increased vacancy rates.
