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 55 m² on the 5th floor, built in 1983, energy rating C. Located on avenida dos Cravos Vermelhos S / N, Águas Livres parish, Amadora municipality, Lisbon district. The property includes a spacious balcony with a laundry area, enhancing its functionality and providing additional outdoor space for relaxation.
The valuation. The asking price of €269,000 is significantly above fair value at €141,110, translating to an excessive premium of €127,890 (47.5%). Verdict: overpriced.
Fair value modelled at €141,110 from the area baseline, adjusted for condition and location. Asking €269,000 sits €127,890 (47.5%) above — overpriced versus fair value.
Asking €269,000 versus the avenida dos Cravos Vermelhos S / N area baseline of €185,625 (€3,375/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 85 · Materials 82 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 80 · Amenities 80 · Economic 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
avenida dos Cravos Vermelhos S / N
Area baseline €185,625 + condition +€4,297 + location +€14,659 = modelled fair value of €141,110 (€2,566/m²), a €127,890 (47.5%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida dos Cravos Vermelhos S / N | Subject | €269,000 | €4,891 | — | 85 | 80 |
| rua José Mergulhão | Active | €219,500 | €5,226 | 6.9% | 78 | 83 |
| parque Central | Active | €240,000 | €4,800 | 1.9% | 76 | 76 |
| Venteira · 420193 | Active | €255,000 | €5,204 | 6.4% | 75 | 72 |
| estrada Militar, 53 | Active | €259,500 | €5,190 | 6.1% | 74 | 75 |
| Median comp | €247,500 | €5,197 | 6.3% | 76 | 76 |
Long-term rental This property, listed at €269,000, is overpriced by 47.5% compared to its fair value of €141,110, translating to a gross yield of only 3.5%. While the apartment is in a decent condition and located in a relatively safe, family-oriented neighborhood, the significant gap to fair value diminishes its attractiveness for long-term rental investment. Family rental Although the 1-bed apartment is situated in a family-friendly area of Águas Livres, its valuation at €269,000 is excessive, especially when the fair value is assessed at €141,110, reflecting a 47.5% premium. Given the low gross yield of 3.5%, families seeking affordable housing options may find more competitive choices in the region, deeming this listing overpriced. Buy-and-hold The buy-and-hold strategy for this property is hindered by its current market listing of €269,000, which is 47.5% over the fair value of €141,110, resulting in a modest gross yield of 3.5%. While the condition and neighborhood ratings are favorable, the high purchase price significantly limits the potential for long-term appreciation, making it an unwise investment choice. Not ideal for: Short-term vacation rental, Luxury market
Economic downturn risk The property may be susceptible to a decline in rental income during an economic downturn, despite a strong economic stability score of 80/100 and tenant stability score of 80/100, indicating that external economic pressures could still impact occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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