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 42 m², built in 1974, energy rating C. Located on rua José Mergulhão, Águas Livres parish, Amadora municipality, Lisbon district. This apartment features high-quality Teka kitchen appliances and an armored door for enhanced security, ensuring both functionality and safety in a well-designed living space.
The valuation. The asking price of €219,500 is significantly above the fair value of €108,942, positioning the property as overpriced by €110,558 (50.4%). This disparity suggests that the asking price does not align with market expectations.
Fair value modelled at €108,942 from the area baseline, adjusted for condition and location. Asking €219,500 sits €110,558 (50.4%) above — overpriced versus fair value.
Asking €219,500 versus the rua José Mergulhão area baseline of €145,992 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 83 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 83/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua José Mergulhão
Area baseline €145,992 + condition +€3,347 + location +€12,313 = modelled fair value of €108,942 (€2,594/m²), a €110,558 (50.4%) gap versus the €219,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Mergulhão | Subject | €219,500 | €5,226 | — | 78 | 83 |
| parque Central | Active | €240,000 | €4,800 | 8.2% | 76 | 76 |
| Venteira · 420193 | Active | €255,000 | €5,204 | 0.4% | 75 | 72 |
| avenida António Sérgio | Active | €215,000 | €6,143 | 17.5% | 70 | 76 |
| Queluz e Belas · 957028 | Active | €235,000 | €4,700 | 10.1% | 70 | 68 |
| Median comp | €237,500 | €5,002 | 4.3% | 73 | 74 |
Long-term rental The property is overpriced at €219,500, significantly exceeding its fair value of €108,942, creating a 50.4% gap that undermines potential long-term profitability. With a gross yield of only 4.2%, this investment may not generate favorable cash flows in the competitive rental market of Greater Lisbon. Buy-and-hold Given the significant price discrepancy, investing in this 1-bed apartment for a buy-and-hold strategy is not advisable as the current valuation exceeds its fair value by more than 50%. Even with the potential appreciation in a strong metro area, the initial outlay raises questions about long-term returns. Family rental Although the neighbourhood scores well in terms of amenities and tenant quality, the high asking price of €219,500 presents a substantial barrier for rental profitability in the family segment. The perceived value does not align with its fair value, limiting the appeal for potential family renters looking for cost-effective options.
Tenant turnover risk With a tenant stability score of 75/100, there is a moderate risk of tenant turnover which could affect cash flow and increase vacancy periods.
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