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 50 m², energy rating C. Located on estrada Militar, 53, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Feature: The apartment features new plumbing and electrical installations, ensuring long-term durability and efficiency, while the double-glazed windows enhance insulation against noise and temperature fluctuations.
The valuation. The asking price of €259,500 is significantly above fair value, sitting at a staggering 52.4% premium over the estimated fair value of €123,405. This property can be classified as overpriced.
Fair value modelled at €123,405 from the area baseline, adjusted for condition and location. Asking €259,500 sits €136,095 (52.4%) above — overpriced versus fair value.
Asking €259,500 versus the estrada Militar, 53 area baseline of €111,050 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 80 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 78 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
estrada Militar, 53
Area baseline €111,050 + condition +€1,250 + location +€11,105 = modelled fair value of €123,405 (€2,468/m²), a €136,095 (52.4%) gap versus the €259,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada Militar, 53 | Subject | €259,500 | €5,190 | — | 74 | 75 |
| avenida Doutor José Pontes, 39 | Active | €225,000 | €6,429 | 23.9% | 75 | 72 |
| Águas Livres · 735669 | Active | €315,000 | €5,164 | 0.5% | 80 | 78 |
| rua General Fernando Tamagnini, 2 | Active | €355,000 | €4,931 | 5.0% | 78 | 70 |
| avenida António Sérgio | Active | €215,000 | €6,143 | 18.4% | 70 | 76 |
| Median comp | €270,000 | €5,654 | 8.9% | 77 | 74 |
Long-term rental Given the current rental yield of 3.7%, the property in Águas Livres, Amadora presents limited financial appeal due to its overpriced listing. With a significant gap of 52.4% compared to fair value, the long-term investment potential is diminished. Family rental While the apartment might suit family needs with its residential location and decent amenities, its listing price far exceeds fair value, posing a risk for family rental viability. The 75/100 neighborhood rating does support family suitability, but the financial metrics indicate this property is overpriced. Buy-and-hold Investing in the buy-and-hold strategy for this 1-bed apartment appears unfavorable given its substantial overpricing relative to the fair value. The potential for appreciation or rental income is greatly compromised by the current price point, rendering this strategy less attractive. Not ideal for short-term vacation rental The apartment’s condition and location do not align well with the demand for short-term vacation rentals, especially given the overpriced nature of the listing. A significant gap from the fair value suggests limited profitability in the short-term rental market. Not ideal for student housing While the property might seem suitable for student housing due to its proximity to urban amenities, the current listing price is far above fair value. This overpricing raises concerns about rent competitiveness and student affordability.
Moderate Economic and Tenant Risk: The economic stability score of 75/100 suggests a moderately favorable market, while the tenant stability score of 75/100 indicates potential variability in tenant retention, which could affect consistent cash flow.
