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 51 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment's marquis balcony offers a unique outdoor space for relaxation, while nearby amenities include a playground directly across the street, enhancing family-friendly appeal.
The valuation. The asking price of €255,000 is below the fair value of €289,000, indicating a potential gain of €34,000 (11.8%). This property is subvalued in the current market context.
Fair value modelled at €289,000 from 5 comparable sales in the area. Asking €255,000 sits €34,000 (11.8%) below — the upside to fair value.
Asking €255,000 versus the Águas Livres, Amadora, Lisbon area baseline of €274,936 (€5,391/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 €274,936, adjusted for condition and micro-location, gives a modelled fair value of €289,000 (€5,667/m²), a €34,000 (11.8%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 14416f | Subject | €255,000 | €5,000 | — | 54 | 73 |
| estrada Serra da Mira, 56 | Active | €247,500 | €4,125 | 17.5% | 60 | 71 |
| Venteira · 4a7fb0 | Active | €255,000 | €5,667 | 13.3% | — | 62 |
| Venteira · 1e64f1 | Active | €255,000 | €6,375 | 27.5% | — | 73 |
| avenida Santos Mattos, 10 | Active | €255,000 | €7,727 | 54.5% | — | 75 |
| Median comp | €255,000 | €6,021 | 20.4% | 60 | 72 |
Long-term rental This 1-bed apartment in Águas Livres offers an attractive gross yield of 3.6%, making it a viable choice for long-term rental opportunities. With the property priced at €255,000, it is currently subvalued by 11.8% against its fair value of €289,000, indicating potential for strong rental demand. Buy-and-hold Investing in this property allows for a strategic buy-and-hold approach, as it sits in a neighborhood with a solid quality rating of 73/100 and good safety and educational access. The fair value gap suggests that the property is positioned well for future appreciation, making it a sound long-term investment. Family rental Given the neighborhood's overall quality and educational access, this apartment is well-suited for family rental tenants. The current valuation at €255,000 provides an opportunity to secure a property that meets family needs while being positioned below its fair value by 11.8%.
Tenant turnover risk: With a tenant stability score of 70/100, there is a potential concern for higher turnover rates, which could impact cash flow and increase vacancy risk.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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