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 51 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts a charming balcony, perfect for enjoying morning sunlight, and is situated within a well-maintained building that adds to the property’s overall appeal.
The valuation. The asking price of €200,000 sits significantly above the fair value of €99,333, representing a markup of €100,667, or 50.3%. This property is overpriced given the current market conditions and its basic, outdated features.
Fair value modelled at €99,333 from the area baseline, adjusted for condition and location. Asking €200,000 sits €100,667 (50.3%) above — overpriced versus fair value.
Asking €200,000 versus the Águas Livres, Amadora, Lisbon area baseline of €177,276 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 45/100 (Condition 42 · Materials 48 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €177,276 + condition -€23,906 + location +€9,968 = modelled fair value of €99,333 (€1,948/m²), a €100,667 (50.3%) gap versus the €200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 735463 | Subject | €200,000 | €3,922 | — | 42 | 72 |
| Águas Livres · e40a6e | Active | €255,000 | €4,048 | 3.2% | 40 | 74 |
| Venteira · 261d35 | Active | €265,000 | €4,141 | 5.6% | 40 | 84 |
| praceta Revolução de, 3 | Active | €199,500 | €4,245 | 8.2% | 45 | 73 |
| Águas Livres · 4a8218 | Active | €167,000 | €3,408 | 13.1% | 55 | 78 |
| Median comp | €227,250 | €4,095 | 4.4% | 43 | 76 |
Long-term rental The 1-bed apartment in Águas Livres, listed at €200,000, is currently overpriced with a fair value of €99,333, indicating a significant gap of 50.3%. This can lead to lower demand from tenants seeking affordable housing options in the suburban area of Greater Lisbon. Family rental Given the apartment's condition rating of 45/100 and its neighborhood rating of 72/100, the potential for family rental appeal is undercut by its overpriced listing. Families often seek value and quality, and this property's high price point may deter prospective long-term tenants. Buy-and-hold Investing in this property as a buy-and-hold strategy may not yield favorable results, as the €200,000 price surpasses the fair value of €99,333 significantly. The anticipated gross yield of 4.5% does not justify the initial investment, limiting the property's long-term profitability potential.
Economic Vulnerability The economic stability score of 75 suggests a moderate risk if market conditions weaken, while the tenant stability score of 65 indicates potential challenges with tenant retention and consistent rental income, potentially impacting cash flow.
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