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. Located on praceta da Árvore, 3, Águas Livres parish, Amadora municipality, Lisbon district. This apartment features a modern kitchenette with built-in appliances and high-quality finishings, including Margres tiles and LED lighting, enhancing both style and functionality.
The valuation. The asking price of €220,000 is €21,729 (9.0%) below the fair value of €241,729, indicating a reasonable price point that aligns with the market. This categorizes the property as offering fair value for potential investors.
Fair value modelled at €241,729 from 6 comparable sales in the area. Asking €220,000 sits €21,729 (9.0%) below — the upside to fair value.
Asking €220,000 versus the praceta da Árvore, 3 area baseline of €202,226 (€4,932/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 €202,226, adjusted for condition and micro-location, gives a modelled fair value of €241,729 (€5,896/m²), a €21,729 (9.0%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta da Árvore, 3 | Subject | €220,000 | €5,366 | — | 82 | 74 |
| Venteira · 6c78ce | Active | €255,000 | €6,375 | 18.8% | 78 | 76 |
| Venteira · 1e65e8 | Active | €255,000 | €5,667 | 5.6% | 75 | 72 |
| Benfica · f36677 | Active | €319,000 | €4,691 | 12.6% | 75 | 73 |
| rua Elias Garcia | Active | €249,500 | €6,238 | 16.2% | 80 | 78 |
| Median comp | €255,000 | €5,953 | 10.9% | 77 | 75 |
Long-term rental Given the apartment's fair value of €241,729 compared to its listing price of €220,000, the potential for stable cash flow through long-term rental is present, albeit with a limited yield of 4.1%. The decent neighborhood rating of 74/100 indicates a satisfactory living environment that should attract long-term tenants. Buy-and-hold Investing in this property as a buy-and-hold strategy could yield moderate appreciation given the current market conditions, as it is priced at €220,000, slightly below its fair value. However, the property's condition rating of 80/100 suggests potential maintenance costs that could affect long-term returns. Family rental The apartment is reasonably positioned for a family rental, supported by its proximity to Lisbon, which enhances its appeal to families seeking access to urban amenities. Nonetheless, with the current value being fairly aligned with its market pricing, landlords should be cautious of rental yields reflecting the full spectrum of the neighborhood's qualities.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher potential for turnover, which could lead to increased vacancy rates and additional costs related to finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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