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 60 m², built in 1965, energy rating D. Located on rua Carvalho Araújo, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes a versatile additional room suited for a home office or guest space, enhancing its functional appeal in a premium location.
The valuation. The asking price of €250,000 is significantly above the fair value of €140,399, representing an overvaluation of €109,602 or 43.8%. This discrepancy indicates that the property is overpriced in the current market.
Fair value modelled at €140,399 from the area baseline, adjusted for condition and location. Asking €250,000 sits €109,602 (43.8%) above — overpriced versus fair value.
Asking €250,000 versus the rua Carvalho Araújo area baseline of €208,560 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 68 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Carvalho Araújo
Area baseline €208,560 + condition -€6,187 + location +€13,326 = modelled fair value of €140,399 (€2,340/m²), a €109,602 (43.8%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carvalho Araújo | Subject | €250,000 | €4,167 | — | 70 | 75 |
| rua Cidade da Praia, 11 | Active | €238,500 | €4,184 | 0.4% | 68 | 71 |
| Mina de Água · f36695 | Active | €241,000 | €3,443 | 17.4% | 75 | 75 |
| parque Central | Active | €250,000 | €2,976 | 28.6% | 70 | 76 |
| Pontinha e Famões · 96c119 | Active | €200,000 | €3,333 | 20.0% | — | 72 |
| Median comp | €239,750 | €3,388 | 18.7% | 70 | 74 |
Long-term rental The property's gross yield of 3.7% and a fair value gap of 43.8% suggest that long-term rental may not provide adequate returns given its current overpriced status. Investors should be cautious as the financials do not align favorably with the local market conditions. Family rental While the property is situated in a neighborhood with a rating of 75/100, its pricing is considerably above fair value, highlighting a significant risk for families seeking affordable renting options. Given the current market dynamics, families may find better value elsewhere in the Águas Livres area. Value-add renovation The 68/100 condition rating indicates potential for improvement, yet the high acquisition cost exacerbates the risk of investment in value-add renovations. The gap from fair value coupled with its overpriced status suggests that any renovations might not yield the expected increase in property value. Not ideal for Short-term vacation rental, Luxury market, Student housing
Tenant turnover risk: With a tenant stability score of 70/100, there is a significant risk of turnover, which can lead to increased vacancy rates and potential loss of rental income.
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