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 However, the outdated condition may limit its appeal in attracting higher rental rates.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 €180,752 (€3,476/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 €180,752 + 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.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · e40bc8 | Subject | €250,000 | €4,808 | — | 60 | 85 |
| Benfica · 6f41f5 | Active | €260,000 | €3,421 | 28.8% | 60 | 81 |
| estrada de Benfica | Active | €330,000 | €5,690 | 18.3% | 55 | 77 |
| Venteira · 4a7fb0 | Active | €255,000 | €5,667 | 17.9% | — | 62 |
| Venteira · 1e64f1 | Active | €255,000 | €6,375 | 32.6% | — | 73 |
| Median comp | €257,500 | €5,679 | 18.1% | 58 | 75 |
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.
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.
