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 43 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes a built-in closet in the living room and an open-shelf wall that creates a versatile office space in the bedroom.
The valuation. The asking price of €260,000 represents a significant premium of €151,962 (58.4%) over the fair value of €108,038. This property is clearly overpriced, given its current market positioning.
Fair value modelled at €108,038 from the area baseline, adjusted for condition and location. Asking €260,000 sits €151,962 (58.4%) above — overpriced versus fair value.
Asking €260,000 versus the Águas Livres, Amadora, Lisbon area baseline of €95,503 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 90 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €95,503 + condition +€1,075 + location +€11,460 = modelled fair value of €108,038 (€2,513/m²), a €151,962 (58.4%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 6d5567 | Subject | €260,000 | €6,047 | — | 74 | 80 |
| Venteira · 4b4af3 | Active | €245,000 | €5,698 | 5.8% | 85 | 77 |
| Queluz e Belas · 82c87f | Active | €250,000 | €6,098 | 0.8% | 72 | 72 |
| rua Rogério Amaral, 52 | Active | €400,000 | €10,526 | 74.1% | 75 | 72 |
| rua Mateus Vicente de Oliveira S / N | Active | €215,000 | €4,216 | 30.3% | 75 | 78 |
| Median comp | €247,500 | €5,898 | 2.5% | 75 | 75 |
Long-term rental Given the fair value of €108,038, the listing price of €260,000 reflects a significant premium of 58.4%, making it less attractive for long-term rental strategies. With a yield of only 3.5% gross in a suburban neighbourhood, the investment does not align with reasonable expectations for consistent cash flow. Buy-and-hold The current pricing of €260,000 overstates the property's potential, as its fair value is assessed at only €108,038, indicating a substantial gap and limited future appreciation. Holding onto this property is likely to yield disappointing returns due to its pricing, which significantly exceeds typical market valuations. Family rental At a listing price of €260,000 and a fair value of just €108,038, the financial metrics suggest the property is overpriced for family rental purposes. The environment may be suitable, but the excessive cost hinders the affordability and attractiveness for family-oriented tenants.
Economic Fluctuation Risk The property may face economic downturns given its economic stability score of 80/100, which could impact tenant reliability as reflected in the tenant stability score of 70/100.
