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, energy rating C. Located on estrada Militar, 85, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment features a private balcony that enhances the living space and allows for outdoor relaxation, complemented by newly installed modern window frames for improved comfort.
The valuation. The asking price of €259,000 exceeds the fair value of €111,042 by €147,958, marking it as overpriced by 57.1%. This significant deviation suggests potential challenges for future appreciation.
Fair value modelled at €111,042 from the area baseline, adjusted for condition and location. Asking €259,000 sits €147,958 (57.1%) above — overpriced versus fair value.
Asking €259,000 versus the estrada Militar, 85 area baseline of €151,875 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 75 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
estrada Militar, 85
Area baseline €151,875 + condition +€703 + location +€10,394 = modelled fair value of €111,042 (€2,468/m²), a €147,958 (57.1%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada Militar, 85 | Subject | €259,000 | €5,756 | — | 75 | 76 |
| estrada Militar, 53 | Active | €259,500 | €5,190 | 9.8% | 74 | 75 |
| avenida Doutor José Pontes, 39 | Active | €225,000 | €6,429 | 11.7% | 75 | 72 |
| Águas Livres · 735669 | Active | €315,000 | €5,164 | 10.3% | 80 | 78 |
| avenida António Sérgio | Active | €215,000 | €6,143 | 6.7% | 70 | 76 |
| Median comp | €242,250 | €5,667 | 1.5% | 75 | 76 |
Long-term rental The 1-bed apartment in Águas Livres is overpriced at €259,000, representing a significant 57.1% gap from its fair value of €111,042. While the property benefits from a stable neighborhood with good schools and low crime rates, the yield of 3.5% gross does not justify its elevated price. Buy-and-hold Investing in this property for a buy-and-hold strategy may be problematic due to its overvaluation of €259,000 compared to a fair value of €111,042, resulting in a 57.1% pricing gap. Although the area is projected to see strong housing demand, the current purchase price diminishes the potential return on investment. Family rental With an asking price of €259,000, the property is overpriced at a 57.1% difference from its fair value of €111,042, affecting its feasibility for family rental. While the neighborhood offers good amenities and a family-friendly environment, the high price point does not align with the expected rental income to cover costs effectively.
Tenant turnover risk With a tenant stability score of 70/100, there is a potential risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs of approximately 10-15% of annual rental income.
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