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 82 m² on the 2nd floor, built in 1988, energy rating D. Located on largo da Igreja, Águas Livres parish, Amadora municipality, Lisbon district. This apartment features dual closed balconies, enhancing both privacy and functional space for a home office or relaxation area while capitalizing on the abundant natural light.
The valuation. The asking price of €275,000 sits €54,149 (24.5%) above the estimated fair value of €220,851, indicating the property is overpriced.
Fair value modelled at €220,851 from 6 comparable sales in the area. Asking €275,000 sits €54,149 (24.5%) above — overpriced versus fair value.
Asking €275,000 versus the largo da Igreja area baseline of €165,054 (€2,013/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 €165,054, adjusted for condition and micro-location, gives a modelled fair value of €220,851 (€2,693/m²), a €54,149 (24.5%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo da Igreja | Subject | €275,000 | €3,354 | — | 75 | 80 |
| rua de Macau, 10 | Active | €175,000 | €2,134 | 36.4% | — | 77 |
| rua Aniceto do Rosário, 12 | Active | €280,000 | €2,887 | 13.9% | 60 | 76 |
| rua Correia Teles, 1 | Active | €110,000 | €2,037 | 39.3% | — | 72 |
| Águas Livres · 15e1da | Active | €265,000 | €3,155 | 5.9% | 62 | 78 |
| Median comp | €220,000 | €2,511 | 25.1% | 61 | 77 |
Long-term rental This one-bedroom apartment in Águas Livres, Amadora, is overpriced by 24.5%, making it a less attractive option for long-term rental investments. With a gross yield of only 4.5%, future rental income may not justify the elevated purchase price. Buy-and-hold As the property sits 24.5% above its fair value, holding onto this investment could expose you to potential capital depreciation. The neighborhood rating of 80/100 is solid, but it does not compensate for the inflated purchase price and lower yield. Family rental Positioned in a suburban part of Lisbon with decent amenities, this property is overpriced at €275,000, which may deter potential family renters. The yield of 4.5% does not align with the high market entry point, making it a less favorable choice for long-term family tenants.
Tenant turnover risk High tenant turnover could occur despite a relatively strong tenant stability score of 80/100, potentially impacting rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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