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 41 m² on the 3rd floor, built in 1988, energy rating E. Located on rua Amílcar Cabral, 1, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The property includes two closed balconies that can be utilized as a laundry area, office, or additional storage, enhancing its functional appeal beyond standard living space.
The valuation. The asking price of €230,000 sits 5.8% above the fair value of €217,476, indicating a fair valuation of the property. This suggests reasonable pricing in the current market conditions without significant room for negotiation.
Fair value modelled at €217,476 from 6 comparable sales in the area. Asking €230,000 sits €12,524 (5.8%) above — overpriced versus fair value.
Asking €230,000 versus the rua Amílcar Cabral, 1 area baseline of €202,386 (€4,936/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 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 €202,386, adjusted for condition and micro-location, gives a modelled fair value of €217,476 (€5,304/m²), a €12,524 (5.8%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Amílcar Cabral, 1 | Subject | €230,000 | €5,610 | — | 62 | 74 |
| Águas Livres · 6c7c02 | Active | €259,000 | €6,475 | 15.4% | — | 81 |
| rua Correia Teles, 17 | Active | €190,000 | €5,429 | 3.2% | 65 | 76 |
| praceta Francisco Ramos Costa, 3 | Active | €230,000 | €5,750 | 2.5% | 62 | 76 |
| Águas Livres · 4391d9 | Active | €259,000 | €5,180 | 7.7% | 72 | 77 |
| Median comp | €244,500 | €5,590 | 0.4% | 65 | 77 |
Long-term rental The 1-bed apartment in Águas Livres presents a gross yield of 3.9%, which aligns with the expectations for a fair investment in a suburban area. Given the apartment's condition score of 60/100 and proximity to Lisbon, it is suitable for long-term tenants seeking affordability within a well-connected location. Family rental With the apartment's fair listing price of €230,000 and a solid neighbourhood rating of 74/100, it is well-positioned to attract families looking for spacious and accessible housing options. Its proximity to employment opportunities in Greater Lisbon enhances its appeal as a family-friendly rental choice. Buy-and-hold This property presents a reasonable option for a buy-and-hold strategy, given its fair valuation and potential for long-term appreciation in a growing suburban market. While not ideal for luxury or student rentals, its stable yield and decent condition offer a reliable investment in the Greater Lisbon area.
Tenant turnover risk A tenant stability score of 75/100 indicates a moderate risk of turnover, which could lead to increased vacancy rates and associated costs.
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