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 9th floor, built in 1973, energy rating F. Located on avenida dos Cravos Vermelhos, Águas Livres parish, Amadora municipality, Lisbon district. Unique feature: This penthouse apartment boasts a continuous open-plan living space with panoramic views of Reboleira, enhancing both natural light and urban ambiance.
The valuation. The asking price of €239,000 is slightly above the fair value of €233,195, representing a premium of €5,805 or 2.5%. Overall, the price aligns with reasonable market expectations, making it a fair listing.
Fair value modelled at €233,195 from 6 comparable sales in the area. Asking €239,000 sits €5,805 (2.5%) above — overpriced versus fair value.
Asking €239,000 versus the avenida dos Cravos Vermelhos area baseline of €202,894 (€4,509/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €202,894, adjusted for condition and micro-location, gives a modelled fair value of €233,195 (€5,182/m²), a €5,805 (2.5%) gap versus the €239,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida dos Cravos Vermelhos | Subject | €239,000 | €5,311 | — | 72 | 77 |
| avenida dos Cravos Vermelhos | Active | €197,000 | €5,184 | 2.4% | 72 | 74 |
| rua José Mergulhão | Active | €145,000 | €4,833 | 9.0% | — | 81 |
| rua Óscar Monteiro Torres | Active | €219,000 | €5,341 | 0.6% | 70 | 72 |
| avenida General Humberto Delgado | Active | €195,000 | €4,432 | 16.6% | — | 74 |
| Median comp | €196,000 | €5,009 | 5.7% | 71 | 74 |
Long-term rental The 1-bed apartment in Águas Livres is fairly priced at €239,000, just 2.5% above the fair value of €233,195. With a gross yield of 3.9% in a suburban Lisbon environment, it presents a reasonable option for sustainable long-term rental opportunities. Buy-and-hold Investing in this apartment aligns with a strategy of buy-and-hold, given its fair valuation and the economic stability of the diverse employment landscape nearby. The 71/100 condition rating supports potential for property appreciation over time, making it a stable investment in a growing area. Family rental The property’s good condition and neighborhood rating of 77/100 make it suitable for family rentals, ensuring a demand for quality living spaces. While it sits at a fair price, it provides an opportunity for stable cash flows in a balanced residential zone. Short-term vacation rental The property does not suit a short-term vacation rental strategy, as it lacks distinctive features to compete in the luxury market. Additionally, the conservative gross yield signals less attractiveness in volatile short-term rental markets. Luxury market Positioned in a suburban area, this property is not ideal for luxury market investments, as it does not offer high-end amenities necessary to attract affluent clientele. The pricing reflects a fair value, yet it lacks the premium appeal expected in luxury listings. Student housing The apartment's size and configuration do not lend themselves well to the student housing market, which typically demands proximity to university campuses and shared living arrangements. While it holds a fair price, its neighborhood characteristics do not align with typical student housing needs.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, which may lead to periods of vacancy and decreased rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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