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 59 m² on the 3rd floor, built in 1974, energy rating D. Located on rua José Gomes Ferreira, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts excellent natural light throughout due to its windows in all rooms, enhancing the open space feel of the living and kitchen areas.
The valuation. The asking price of €235,000 is just €17 (0.0%) below the fair value of €235,017, indicating a strong alignment with market expectations. This property is priced fairly within its category given its market position.
Fair value modelled at €235,017 from 6 comparable sales in the area. Asking €235,000 sits €17 (0.0%) below — the upside to fair value.
Asking €235,000 versus the rua José Gomes Ferreira area baseline of €197,665 (€3,350/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €197,665, adjusted for condition and micro-location, gives a modelled fair value of €235,017 (€3,983/m²), a €17 (0.0%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Gomes Ferreira | Subject | €235,000 | €3,983 | — | 71 | 76 |
| avenida Padre Himalaia, 26 | Active | €300,000 | €3,488 | 12.4% | 70 | 73 |
| avenida Câmara Pestana, 5 | Active | €239,900 | €4,613 | 15.8% | 65 | 75 |
| rua Carvalho Araújo | Active | €250,000 | €4,167 | 4.6% | 70 | 75 |
| rua Cidade da Praia, 11 | Active | €238,500 | €4,184 | 5.1% | 68 | 71 |
| Median comp | €244,950 | €4,176 | 4.8% | 69 | 74 |
Long-term rental The 1-bed apartment in Águas Livres offers a fair value of €235,000 with a gross yield of 4.1%, indicating a stable investment for long-term rental. Its decent neighborhood score of 76/100 suggests that tenants can expect quality amenities and safe surroundings that can attract reliable long-term occupants. Family rental With the area's family-oriented characteristics and strong scores for schools and safety, this property can serve as an ideal choice for families looking for long-term rental options. The fair valuation aligns well with the current demand in Águas Livres, providing a secure investment catering to families in the region. Buy-and-hold Given the property’s fair market value and the durability of the housing market in Águas Livres, a buy-and-hold strategy could yield steady returns over time. This investment benefits from the proximity to Lisbon and the growing demand for quality housing, supporting a solid appreciation potential in the long run.
Tenant turnover risk The property may experience higher than anticipated tenant turnover, leading to increased vacancy periods and potential loss of rental income, given both the economic and tenant stability scores of 75/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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