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 40 m² on the 3rd floor, energy rating E. Located on praceta Francisco Ramos Costa, 3, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts direct access to public transport with the Reboleira CP and Metro station located just across the street, enhancing its connectivity. Energia E Nota: Potencial para melhorias em acabamentos. Localização: Próximo a uma variedade de serviços essenciais, incluindo escolas e restaurantes.
The valuation. The asking price of €230,000 is significantly above the fair value of €192,044, representing an excess of €37,956 (19.8%). This property is considered overpriced. Buy-to-flip angle. A buy-and-flip strategy would be challenging due to the current price significantly exceeding fair market value, limiting potential profit margins. The neighborhood dynamics should be closely monitored for future appreciation. Buy-to-let angle. With an estimated monthly rental income of €748, the gross yield stands at a modest 3.9%. This strategy could generate steady income, but the initial investment remains high relative to fair market expectations.
Fair value modelled at €192,044 from 6 comparable sales in the area. Asking €230,000 sits €37,956 (19.8%) above — overpriced versus fair value.
Asking €230,000 versus the praceta Francisco Ramos Costa, 3 area baseline of €179,353 (€4,484/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €179,353, adjusted for condition and micro-location, gives a modelled fair value of €192,044 (€4,801/m²), a €37,956 (19.8%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Francisco Ramos Costa, 3 | Subject | €230,000 | €5,750 | — | 62 | 76 |
| rua Correia Teles, 17 | Active | €190,000 | €5,429 | 5.6% | 65 | 76 |
| Águas Livres · 6c7c02 | Active | €259,000 | €6,475 | 12.6% | — | 81 |
| Encosta do Sol · dee5a4 | Active | €350,000 | €4,795 | 16.6% | — | 75 |
| Águas Livres · e40bc8 | Active | €250,000 | €4,808 | 16.4% | 60 | 85 |
| Median comp | €254,500 | €5,119 | 11.0% | 63 | 79 |
Long-term rental The property is currently overpriced at €230,000, significantly surpassing the fair value of €192,044, indicating a 19.8% premium. With a gross yield of only 3.9%, it does not present an attractive investment opportunity for long-term rental. Family rental Although the location boasts a decent neighbourhood score of 76/100, the apartment's price reflects a 19.8% gap over its fair market value, making it less appealing for family rentals. The yield of 3.9% further suggests that the property is not well-positioned in the family rental segment given its overpriced status. Buy-and-hold Investing in this property as a buy-and-hold strategy is impractical due to its current price being 19.8% above the fair value of €192,044. With a gross yield of just 3.9%, holding this asset long-term would likely yield limited returns given its overpriced nature.
Economic Volatility Risk The economic stability score of 80 indicates a strong economic environment, but the lower tenant stability score of 70 suggests potential issues with tenant retention that could affect rental income.
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