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 46 m², built in 1962, energy rating C. Located on praça Padre Manuel Bernardes, 14, Águas Livres parish, Amadora municipality, Lisbon district. This apartment features two enclosed balconies totaling 14m², enhancing living space and offering potential for a home office or relaxation area.
The valuation. The asking price of €220,000 is significantly above the fair value of €102,006, marking an excess of €117,994 or 53.6%. This discrepancy highlights that the property is overpriced. Buy-to-flip angle. With renovations to update the average-quality finishes and kitchen appliances, the property could capture a higher market price, though the current asking exceeds fair market conditions for flipping. Buy-to-let angle. A long-term rental strategy could yield an estimated monthly income of €678, resulting in a gross yield of 3.7%. However, the high purchase price may deter potential renters.
Fair value modelled at €102,006 from the area baseline, adjusted for condition and location. Asking €220,000 sits €117,994 (53.6%) above — overpriced versus fair value.
Asking €220,000 versus the praça Padre Manuel Bernardes, 14 area baseline of €159,896 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 58 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
praça Padre Manuel Bernardes, 14
Area baseline €159,896 + condition -€9,559 + location +€9,399 = modelled fair value of €102,006 (€2,218/m²), a €117,994 (53.6%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça Padre Manuel Bernardes, 14 | Subject | €220,000 | €4,783 | — | 58 | 73 |
| estrada Militar Águas Livres Amadora | Active | €259,500 | €6,035 | 26.2% | — | 72 |
| estrada Militar | Active | €259,500 | €4,990 | 4.3% | — | 75 |
| parque Central | Active | €259,500 | €5,406 | 13.0% | 62 | 75 |
| rua Correia Teles | Active | €220,000 | €5,366 | 12.2% | 72 | 61 |
| Median comp | €259,500 | €5,386 | 12.6% | 67 | 74 |
Long-term rental This 1-bed apartment in Águas Livres is listed at €220,000, which is 53.6% above its fair value of €102,006, indicating a significant pricing discrepancy. With a gross yield of only 3.7% and a condition rating of 62/100, this property does not align with the investment profiles of more attractively priced long-term rental opportunities. Buy-and-hold The current listing price of €220,000 far exceeds the fair value of €102,006, leading to an overpriced assessment by 53.6%. The combination of a modest yield of 3.7% and the apartment's condition suggests that holding this investment may not yield satisfactory returns relative to its high entry point. Family rental With a fair value of €102,006, the listing of €220,000 represents a 53.6% overvaluation on this family rental property. The neighbourhood's quality rating of 73/100 is decent; however, the high purchase price paired with the low yield of 3.7% could deter potential family tenants, limiting rental income potential.
Tenant turnover risk: With a tenant stability score of 65/100, there is a higher likelihood of vacancies that could affect rental income consistency.
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