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, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes a private balcony offering outdoor space and a common gym facility in the building for resident use.
The valuation. The asking price of €235,000 sits slightly above the fair value of €229,705, with a difference of €5,295, translating to a 2.3% higher valuation than expected. This property is assessed as fair. Buy-to-flip angle. With basic and older materials, the potential for resale relies on minor renovations and aesthetic upgrades, targeting a quick flip to a buyer seeking affordability rather than luxury in this growing suburban market. Buy-to-let angle. A long-term rental strategy could yield an estimated €764 per month, resulting in a gross yield of 3.9%. This is advantageous in a mixed neighborhood with proximity to Lisbon's amenities, attracting steady tenant interest.
Fair value modelled at €229,705 from 6 comparable sales in the area. Asking €235,000 sits €5,295 (2.3%) above — overpriced versus fair value.
Asking €235,000 versus the Águas Livres, Amadora, Lisbon area baseline of €232,050 (€5,045/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 42/100 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 €232,050, adjusted for condition and micro-location, gives a modelled fair value of €229,705 (€4,994/m²), a €5,295 (2.3%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · a80914 | Subject | €235,000 | €5,109 | — | 45 | 74 |
| Águas Livres · f46cb5 | Active | €225,000 | €4,167 | 18.4% | 45 | 75 |
| largo Eugénio dos Santos, 10 | Active | €215,000 | €5,972 | 16.9% | 35 | 78 |
| Venteira · 25f807 | Active | €247,500 | €5,500 | 7.7% | — | 76 |
| parque Central | Active | €260,000 | €4,483 | 12.3% | 42 | 76 |
| Median comp | €236,250 | €4,992 | 2.3% | 42 | 76 |
Long-term rental The 1-bed apartment in Águas Livres presents a fair investment opportunity, with a gross yield of 3.9% aligned with the fair value of €229,705. Its good neighborhood score of 74/100 indicates adequate demand for long-term tenants, suggesting stable rental income potential. Buy-and-hold Given that the property is listed at €235,000 which is only slightly above the fair value, holding onto this apartment in a reasonably favorable area is justified. The consistent rental yield and proximity to urban centers make this a potentially steady asset for future appreciation. Family rental This property can appeal to families seeking long-term rentals in a suburban setting, with a neighborhood score indicating a decent living environment. The slight premium over fair value at 2.3% does not detract from its viability as a family rental, given the potential for steady demand in this area.
Economic Dependence Risk The property's economic stability score of 80 indicates a solid economic foundation, but with a tenant stability score of only 70, there is a potential risk of fluctuating rental income dependent on tenant turnover and reliability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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