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 47 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. This apartment features double-glazed tilt-and-turn windows that enhance energy efficiency and reduce noise, along with a modern kitchen equipped with high-end appliances.
The valuation. The asking price of €249,000 is significantly above the fair value of €122,788, sitting 50.7% higher. This property is considered overpriced. Buy-to-flip angle. A potential resale strategy could involve renovations to enhance appeal and market for a profitable flip, though the current valuation presents a challenge. Buy-to-let angle. With an estimated gross yield of 3.7%, generating approximately €768/month, the property can support a long-term rental strategy suited for family tenants in a suburban environment.
Fair value modelled at €122,788 from the area baseline, adjusted for condition and location. Asking €249,000 sits €126,212 (50.7%) above — overpriced versus fair value.
Asking €249,000 versus the Águas Livres, Amadora, Lisbon area baseline of €163,372 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 85 · Materials 82 · Room dimensions 80). 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 75). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €163,372 + condition +€5,875 + location +€12,526 = modelled fair value of €122,788 (€2,613/m²), a €126,212 (50.7%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 26208d | Subject | €249,000 | €5,298 | — | 85 | 80 |
| avenida António Sergio | Active | €245,000 | €6,125 | 15.6% | 85 | 79 |
| rua Elias Garcia | Active | €249,500 | €6,238 | 17.7% | 80 | 78 |
| Venteira · 1e65e8 | Active | €255,000 | €5,667 | 7.0% | 75 | 72 |
| Benfica · f36677 | Active | €319,000 | €4,691 | 11.5% | 75 | 73 |
| Median comp | €252,250 | €5,896 | 11.3% | 78 | 76 |
Long-term rental The 1-bed apartment in Águas Livres is listed at €249,000, significantly above its fair value of €122,788, resulting in an overpriced assessment. With a gross yield of only 3.7%, this property may not generate competitive returns for long-term rental investors. Buy-and-hold Acquiring the apartment at its current price presents a challenge due to the 50.7% gap from fair value, indicating that the investment is overpriced. The modest 3.7% yield further suggests that holding this asset may not be financially advantageous in the long run. Family rental Despite the high condition score of 83/100, the apartment in Águas Livres is overpriced at €249,000 compared to a fair valuation of €122,788. This pricing results in limited appeal for family rental markets, where competitive pricing is essential for attracting tenants. Not ideal for Short-term vacation rental, Student housing, Luxury market
Economic Vulnerability The combination of an economic stability score of 80 and a tenant stability score of 75 indicates a potential risk if economic conditions deteriorate, as it may lead to tenants being less secure in their ability to pay rent.
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