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 50 m² on the 5th floor, energy rating E. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: Despite minor incomplete elements, this newly updated apartment boasts quality finishes and stunning views from the 5th floor, enhancing both comfort and investment potential.
The valuation. The asking price of €259,000 is positioned 7.3% below the fair value of €279,464, indicating that the property is fairly priced. This valuation suggests a competitive opportunity to enter the Amadora market near Lisbon.
Fair value modelled at €279,464 from 6 comparable sales in the area. Asking €259,000 sits €20,464 (7.3%) below — the upside to fair value.
Asking €259,000 versus the Águas Livres, Amadora, Lisbon area baseline of €248,712 (€4,974/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €248,712, adjusted for condition and micro-location, gives a modelled fair value of €279,464 (€5,589/m²), a €20,464 (7.3%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 4391d9 | Subject | €259,000 | €5,180 | — | 72 | 77 |
| Águas Livres · 6c7c02 | Active | €259,000 | €6,475 | 25.0% | — | 81 |
| praceta Francisco Ramos Costa, 3 | Active | €230,000 | €5,750 | 11.0% | 62 | 76 |
| rua do Outeiro, 10 | Active | €255,000 | €4,554 | 12.1% | 70 | 73 |
| rua Correia Teles, 17 | Active | €190,000 | €5,429 | 4.8% | 65 | 76 |
| Median comp | €242,500 | €5,590 | 7.9% | 65 | 76 |
Long-term rental The property’s gross yield of 3.6% aligns with the expectations for long-term rentals in suburban areas like Águas Livres, where demand for stable living conditions remains steady. Given its fair valuation status, investing in this property for long-term rental purposes could create a consistent return without the risks often associated with more volatile markets. Family rental With a neighborhood quality rating of 77/100, this apartment is well-suited for family rentals, appealing to tenants who prioritize safety and accessibility to amenities. Its fair value positioning indicates that while the property is not a bargain, it still offers a sound investment opportunity for families seeking a comfortable living environment in close proximity to Lisbon. Buy-and-hold This 1-bed apartment has a fair value gap of 7.3%, suggesting a stable investment approach in the context of a growing suburb like Águas Livres. As the property is expected to appreciate modestly, holding onto it long-term can yield satisfactory returns while benefiting from the area's economic and amenity access. Not ideal for short-term vacation rental Given the suburban context and lower foot traffic, this property is not positioned favorably for short-term vacation rentals, which thrive in more tourist-centric areas. Thus, potential investors should focus on more sustainable rental strategies to maximize returns.
Tenant turnover risk Higher tenant turnover may be expected given the tenant stability score of 72/100, which suggests that tenants may not remain in the property long-term.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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