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 54 m² on the 3rd floor, built in 1981. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment features a balcony offering panoramic views, and its strategic location just 5 minutes from a train station enhances its appeal for commuters.
The valuation. The asking price of €225,000 is slightly below the fair value of €230,534, indicating a fair market position with a difference of €5,534 (2.4%). This pricing reflects the property's competitive standing in the market.
Fair value modelled at €230,534 from 6 comparable sales in the area. Asking €225,000 sits €5,534 (2.4%) below — the upside to fair value.
Asking €225,000 versus the Águas Livres, Amadora, Lisbon area baseline of €231,105 (€4,280/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 44/100 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 €231,105, adjusted for condition and micro-location, gives a modelled fair value of €230,534 (€4,269/m²), a €5,534 (2.4%) gap versus the €225,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · f46cb5 | Subject | €225,000 | €4,167 | — | 45 | 75 |
| avenida do Brasil | Active | €219,000 | €5,093 | 22.2% | 30 | 77 |
| avenida do Brasil | Active | €219,000 | €3,776 | 9.4% | 42 | 74 |
| avenida do Brasil | Active | €220,000 | €3,793 | 9.0% | 40 | 80 |
| avenida do Brasil, 29 | Active | €219,000 | €4,056 | 2.7% | 42 | 74 |
| Median comp | €219,000 | €3,925 | 5.8% | 41 | 76 |
Long-term rental The property in Águas Livres, Amadora presents a solid option for long-term rental due to its gross yield of 4.2%, which aligns well with the steady demand from residents seeking proximity to Lisbon. Given the area's crime safety and amenities rating of 75/100, it offers potential for consistent rental income while maintaining attractiveness for tenants. Family rental With a family-friendly neighbourhood score of 75/100 and adequate space in a 54m² layout, this property is appropriate for families looking for affordable housing in the Greater Lisbon area. The fair valuation of €225,000 in relation to its fair value of €230,534 suggests stable investment potential without significant overpricing risks. Buy-and-hold This property is positioned well for a buy-and-hold strategy, benefiting from its location in a suburban area near Lisbon that contributes to housing demand stability. The overall condition score of 44/100 implies that some renovation may be necessary, yet the fair pricing suggests minimal risk of loss in capital appreciation over time.
Economic and Tenant Stability Risk The property has an economic stability score of 75/100 and a tenant stability score of 70/100, indicating potential volatility in rental income and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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