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 48 m² on the 2nd floor, built in 2009, energy rating C. Located on rua Duarte Pacheco Pereira, 45, Águas Livres parish, Amadora municipality, Lisbon district. Unique Feature: The property boasts a strategic location with excellent access to public transport and local amenities, enhancing its renovation potential for both homebuyers and investors.
The valuation. The asking price of €230,000 is significantly above the fair value of €202,061, with a difference of €27,939, representing 13.8%. This indicates the property is overpriced. Buy-to-flip angle. A resale strategy might involve cosmetic renovations, enhancing the outdated fixtures and finishes to attract buyers, potentially increasing the resale value above the acquisition cost. Buy-to-let angle. The estimated rental income of €767 per month, yielding 4%, presents a steady cash flow, appealing for long-term rental strategies in a region known for its housing demand and stability.
Fair value modelled at €202,061 from 6 comparable sales in the area. Asking €230,000 sits €27,939 (13.8%) above — overpriced versus fair value.
Asking €230,000 versus the rua Duarte Pacheco Pereira, 45 area baseline of €212,752 (€4,432/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 35/100 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 €212,752, adjusted for condition and micro-location, gives a modelled fair value of €202,061 (€4,210/m²), a €27,939 (13.8%) gap versus the €230,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Duarte Pacheco Pereira, 45 | Subject | €230,000 | €4,792 | — | 30 | 75 |
| Alfragide · 23f4ff | Active | €240,000 | €4,364 | 8.9% | 33 | 73 |
| avenida do Brasil, 29 | Active | €219,000 | €4,056 | 15.4% | 42 | 74 |
| avenida do Brasil | Active | €220,000 | €3,793 | 20.8% | 40 | 80 |
| Águas Livres · 82c864 | Active | €259,000 | €4,981 | 3.9% | — | 79 |
| Median comp | €230,000 | €4,210 | 12.1% | 40 | 77 |
Long-term rental Given the current listing price of €230,000, the property is overpriced compared to its fair value of €202,061, representing a 13.8% gap that diminishes potential returns for long-term investment. While the area maintains a strong housing demand, the high asking price impacts the long-term rental yield, which is currently at a gross rate of 4%. Family rental While the neighbourhood offers a decent quality of life with a score of 75/100, the property's price tag of €230,000 is above its fair value, limiting its appeal for family rentals that typically seek affordability and value. Moreover, a property in need of significant improvement, rated at 35/100, could deter potential family tenants if rental costs rise alongside maintenance requirements. Buy-and-hold The buy-and-hold strategy faces challenges due to the apartment being overpriced at €230,000, compared to its fair value of €202,061; this gap reduces the potential for appreciation over time. Investors may consider the long-term stability of the Greater Lisbon area, but the current condition and price significantly limit the investment's attractiveness in terms of growth and yield.
Tenant turnover risk The tenant stability score of 75/100 indicates a potential for higher turnover rates, which could lead to increased vacancy periods and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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