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.
0-bedroom, 1-bathroom studio of 35 m², energy rating E. Located on rua José Mergulhão, 5, Águas Livres parish, Amadora municipality, Lisbon district. This studio boasts sweeping city views from the 7th floor, enhancing its appeal for urban dwellers seeking a vibrant lifestyle.
The valuation. The asking price of €165,000 is significantly above the fair value of €67,937, creating a gap of €97,063 (58.8%). This property is considered overpriced and does not represent a sound investment opportunity at this price point.
Fair value modelled at €67,937 from the area baseline, adjusted for condition and location. Asking €165,000 sits €97,063 (58.8%) above — overpriced versus fair value.
Asking €165,000 versus the rua José Mergulhão, 5 area baseline of €77,735 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 42/100 (Condition 38 · Materials 45 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua José Mergulhão, 5
Area baseline €77,735 + condition -€17,883 + location +€8,084 = modelled fair value of €67,937 (€1,941/m²), a €97,063 (58.8%) gap versus the €165,000 asking price.
Long-term rental The current listing price of €165,000 for the 0-bed studio in Águas Livres, Amadora is significantly above the fair value of €67,937, indicating that the investment is overpriced by 58.8%. With a gross yield of 5.3% and a condition rating of only 42/100, the property may struggle to attract long-term tenants, limiting its potential as a reliable rental income source. Buy-and-hold While the studio's location in the Greater Lisbon metro area presents some investment potential, the price of €165,000 exceeds the fair value by a substantial margin of 58.8%. Given the low condition score of 42/100, this property is poised to provide disappointing returns and potentially stagnant growth for long-term holders. Family rental The family rental market could be challenging for this property due to the high asking price of €165,000 compared to a fair value of just €67,937, clearly indicating it is overpriced. Furthermore, with a condition rating of only 42/100 and a less than premium neighborhood score, the property may not meet the expectations of families seeking quality living spaces at competitive prices.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant likelihood of tenant turnover, which could lead to increased vacancy periods and associated costs.
