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 45 m², built in 1974, energy rating C. Located on rua José Gomes Ferreira, 16, Águas Livres parish, Amadora municipality, Lisbon district. The property features a long balcony that enhances natural light and seamlessly connects all rooms, adding an inviting outdoor space perfect for relaxation or gardening.
The valuation. The asking price of €250,000 is significantly above the fair value of €89,659, resulting in an overestimation of €160,341 or 64.1%. This property is clearly overpriced and does not represent a sound investment opportunity.
Fair value modelled at €89,659 from the area baseline, adjusted for condition and location. Asking €250,000 sits €160,341 (64.1%) above — overpriced versus fair value.
Asking €250,000 versus the rua José Gomes Ferreira, 16 area baseline of €99,945 (€2,221/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 (Condition 45 · Materials 50 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua José Gomes Ferreira, 16
Area baseline €99,945 + condition -€18,281 + location +€7,996 = modelled fair value of €89,659 (€1,992/m²), a €160,341 (64.1%) gap versus the €250,000 asking price.
Long-term rental This property presents a gross yield of 3.7%, which falls below the expected return for these suburban markets, suggesting diminished profitability potential. Additionally, with a significant gap of 64.1% against fair value, the property is overpriced and unlikely to attract long-term tenants seeking value for money. Family rental Given the neighborhood's rating of 70/100, the area may provide some amenities suited for family living, yet the property's current pricing undercuts its attractiveness. The substantial overpricing of 64.1% compared to its fair value indicates that families may overlook this option when making housing decisions. Buy-and-hold The buy-and-hold strategy is undermined by the property's gross yield of 3.7%, which does not align with typical expected returns for such investments, especially when considering the 64.1% gap from fair value. Investing in overpriced properties can lead to significant capital devaluation over time, making this apartment a less desirable option for investors seeking stable growth. Not ideal for: Short-term vacation rental, Student housing, Luxury market.
Tenant turnover risk The tenant stability score of 60/100 indicates a significant risk of high tenant turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
