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 49 m². Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes a balcony with potential outdoor space for a small garden, enhancing the living experience and attracting nature-oriented tenants.
The valuation. The asking price of €167,000 exceeds the fair value of €105,323 by €61,677, representing a 36.9% premium. This property is considered overpriced and may deter potential buyers looking for value. Buy-to-flip angle. A buy-to-flip strategy could involve minor renovations to modernize the apartment, aimed at attracting first-time buyers or investors at a higher resale price. However, with current valuations, achieving a profit might prove challenging. Buy-to-let angle. With an estimated rental income of €765 per month, the gross yield is projected at 5.5%. This strategy would appeal to long-term tenants given the apartment's decent condition and proximity to public transport, despite its lack of high-end finishes.
Fair value modelled at €105,323 from the area baseline, adjusted for condition and location. Asking €167,000 sits €61,677 (36.9%) above — overpriced versus fair value.
Asking €167,000 versus the Águas Livres, Amadora, Lisbon area baseline of €170,324 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 55 · Materials 53 · Room dimensions 56). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Águas Livres, Amadora, Lisbon
Area baseline €170,324 + condition -€15,695 + location +€12,189 = modelled fair value of €105,323 (€2,149/m²), a €61,677 (36.9%) gap versus the €167,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 4a8218 | Subject | €167,000 | €3,408 | — | 55 | 78 |
| avenida Pedro Álvares Cabral | Active | €282,500 | €4,484 | 31.6% | 56 | 74 |
| praceta Revolução de, 3 | Active | €199,500 | €4,245 | 24.5% | 45 | 73 |
| Benfica · ba59fe | Active | €325,000 | €5,804 | 70.3% | — | 80 |
| rua Cândido dos Reis, 26 | Active | €280,000 | €4,667 | 36.9% | 55 | 71 |
| Median comp | €281,250 | €4,576 | 34.3% | 55 | 74 |
Long-term rental The current listing price of €167,000 significantly exceeds the fair value of €105,323, indicating the property is overpriced by 36.9%. Despite a moderate gross yield of 5.5%, the inflated price diminishes the long-term investment appeal, particularly in a suburban area with only average condition and tenant quality. Family rental At €167,000, the property is overpriced compared to the fair value of €105,323, creating a significant gap of 36.9%. While the neighbourhood scores well for amenities, the pricing limits its attractiveness for family rentals, especially given the average condition rating of 55/100. Buy-and-hold With a fair value estimated at €105,323 and a listing price of €167,000, this property is overpriced by 36.9%. This elevated entry point makes the buy-and-hold strategy less viable, as ongoing costs and future appreciation may not align with investor expectations in a suburban market. Not ideal for Given its high listing price of €167,000, this property is not suitable for short-term vacation rentals due to its significant overpricing compared to its fair value. The luxury market also remains unattainable, as the condition and yield do not justify the current listing in a competitive environment.
Economic Dependency The property relies heavily on a stable economic environment, and with a score of 80/100, a downturn could significantly impact rental income stability.
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