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 on the 5th floor, energy rating E. Located on rua José Gomes Ferreira, 16, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts expansive windows providing exceptional natural light and stunning views, alongside high-quality finishes, enhancing its modern aesthetic and living experience.
The valuation. The asking price of €259,000 sits slightly above fair value at €254,185, showing a difference of €4,815 (1.9%). This property is priced fairly given its location and condition. Buy-to-flip angle. The buy-to-flip strategy focuses on cosmetic upgrades to enhance curb appeal, with the potential to resell for a profit in the rapidly appreciating Greater Lisbon market. Buy-to-let angle. A buy-to-let approach targets long-term rentals, capitalizing on a gross yield of 3.6%, generating an estimated €777 per month, making it an attractive option for stable rental income.
Fair value modelled at €254,185 from 6 comparable sales in the area. Asking €259,000 sits €4,815 (1.9%) above — overpriced versus fair value.
Asking €259,000 versus the rua José Gomes Ferreira, 16 area baseline of €210,322 (€4,674/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 is above the parish average, lifting 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 €210,322, adjusted for condition and micro-location, gives a modelled fair value of €254,185 (€5,649/m²), a €4,815 (1.9%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Gomes Ferreira, 16 | Subject | €259,000 | €5,756 | — | 82 | 75 |
| rua José Gomes Ferreira | Active | €259,000 | €5,630 | 2.2% | 76 | 77 |
| avenida Doutor José Pontes | Active | €244,900 | €5,442 | 5.4% | 80 | 76 |
| rua José Gomes Ferreira, 16 | Active | €259,000 | €5,180 | 10.0% | 78 | 72 |
| Benfica · 0325aa | Active | €429,900 | €7,677 | 33.4% | 77 | 77 |
| Median comp | €259,000 | €5,536 | 3.8% | 78 | 77 |
Long-term rental This 1-bed apartment in Águas Livres is priced at €259,000, only 1.9% above its fair value of €254,185, indicating a fair valuation. With a gross yield of 3.6%, it presents stable long-term rental potential in a growing economic area. Family rental The property’s 45m² size and solid 80/100 condition make it a suitable option for families looking for a long-term rental in the Greater Lisbon area. Although the price is slightly above fair value, the growing economic prospects in Lisbon support the demand for family-oriented housing. Buy-and-hold Investors might consider this property as a buy-and-hold opportunity, given its fair valuation and potential for appreciating value thanks to the economic growth in the region. The combination of a 3.6% yield and solid neighborhood ratings suggest it will generate consistent returns over time.
Tenant turnover risk A tenant stability score of 70/100 suggests potential for higher turnover rates, which can lead to increased vacancy costs and decreased cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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