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 46 m² on the 3rd floor, built in 1979, energy rating E. Located on praceta Francisco Ramos da Costa, 2A, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Feature: The apartment boasts a generously sized balcony enhancing outdoor living options, complemented by its strategic proximity to Reboleira Station, maximizing convenience for commuters and residents alike.
The valuation. The asking price of €246,000 sits €7,882 below the fair value of €253,882, representing a slight discrepancy of 3.1%. Overall, the property is considered fairly priced based on current market trends. Buy-to-flip angle. The resale strategy targets cosmetic upgrades to enhance appeal, with potential for a profit upon resale, given its strategic location and market recovery in Greater Lisbon. Improvements could increase resale value significantly within a year. Buy-to-let angle. With an estimated gross yield of 3.7%, the property can generate approximately €759 in monthly rental income. This aligns well with long-term rental and family rental strategies in a suburban area, ensuring a stable cash flow.
Fair value modelled at €253,882 from 6 comparable sales in the area. Asking €246,000 sits €7,882 (3.1%) below — the upside to fair value.
Asking €246,000 versus the praceta Francisco Ramos da Costa, 2A area baseline of €240,327 (€5,225/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 56/100 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 €240,327, adjusted for condition and micro-location, gives a modelled fair value of €253,882 (€5,519/m²), a €7,882 (3.1%) gap versus the €246,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Francisco Ramos da Costa, 2A | Subject | €246,000 | €5,348 | — | 55 | 76 |
| rua Correia Teles, 17 | Active | €190,000 | €5,429 | 1.5% | 65 | 76 |
| rua Amílcar Cabral, 1 | Active | €230,000 | €5,610 | 4.9% | 62 | 74 |
| praceta Francisco Ramos Costa, 3 | Active | €230,000 | €5,750 | 7.5% | 62 | 76 |
| Águas Livres · 6c7c02 | Active | €259,000 | €6,475 | 21.1% | — | 81 |
| Median comp | €230,000 | €5,680 | 6.2% | 62 | 76 |
Long-term rental The 1-bed apartment in Águas Livres has a competitive gross yield of 3.7%, aligning it well with the demand for long-term rentals in suburban Greater Lisbon. Given the fair valuation status, it represents a stable investment opportunity in an area known for its economic and tenant quality. Family rental With a 76/100 neighborhood rating, the apartment is suitable for families seeking a comfortable living environment with access to amenities and lower crime rates. The fair value positioning suggests that this property can attract quality tenants, ensuring a steady rental income. Buy-and-hold The property’s fair valuation indicates a balanced market position, making it a reasonable option for investors looking to buy and hold in a growing area of Amadora. Given the good neighborhood conditions, holding this property may offer favorable long-term appreciation potential as the area continues to develop. Not ideal for short-term vacation rental While the location benefits from proximity to Lisbon, the suburban setting does not cater well to the demands of short-term vacation rentals. This aligns with the fair market value, as the property does not hold the competitive edge needed in the vacation rental market. Not ideal for student housing The apartment's suburban location and fair valuation indicate it may not attract student renters who typically favor more urban environments with a vibrant nightlife. Thus, this property is less suited for the student housing market despite the overall favorable neighborhood conditions.
Economic Sensitivity The property may face heightened risk due to its tenant stability score of 70/100, potentially leading to higher vacancy rates during economic downturns.
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