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, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. This apartment features a closed balcony off the living room and an additional adaptable room that can serve as an office or second bedroom, enhancing its utility.
The valuation. The asking price of €235,000 is just above the fair value of €223,878, indicating a premium of €11,122 (5.0%). This positions the property as a fair investment, appealing for potential buyers seeking a well-priced asset in the market.
Fair value modelled at €223,878 from 6 comparable sales in the area. Asking €235,000 sits €11,122 (5.0%) above — overpriced versus fair value.
Asking €235,000 versus the Águas Livres, Amadora, Lisbon area baseline of €193,748 (€3,284/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 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 €193,748, adjusted for condition and micro-location, gives a modelled fair value of €223,878 (€3,795/m²), a €11,122 (5.0%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · f10b39 | Subject | €235,000 | €3,983 | — | 62 | 76 |
| Pontinha e Famões · 96c119 | Active | €200,000 | €3,333 | 16.3% | — | 72 |
| avenida Câmara Pestana, 5 | Active | €239,900 | €4,613 | 15.8% | 65 | 75 |
| parque Central | Active | €250,000 | €2,976 | 25.3% | 70 | 76 |
| avenida dos Cravos Vermelhos, 8 | Active | €200,000 | €4,082 | 2.5% | 56 | 75 |
| Median comp | €219,950 | €3,708 | 6.9% | 65 | 75 |
Long-term rental The 1-bed apartment in Águas Livres offers a gross yield of 4%, which is reasonable but indicative of the current fair valuation at €235,000. Given the apartment's condition rating of 64/100 and the neighbourhood's solid score of 76/100, it may attract stable long-term tenants but does not present a significant opportunity for rental appreciation. Family rental With a family-friendly neighbourhood score of 76/100, this apartment aligns well for families seeking a stable living environment within Greater Lisbon. Although the property is fairly valued at €235,000, it may generate consistent rental income without promising substantial growth in family rental demand. Buy-and-hold While the fair value of €223,878 suggests no immediate downside, the current listing price of €235,000 indicates a modest gap of 5.0%, reflecting that the potential for capital appreciation might be limited in the long run. This property may serve as a stable buy-and-hold investment, but investors should temper expectations regarding significant value growth in the area due to fair pricing against market conditions.
Economic Impact Risk The property's economic stability score of 75/100, coupled with a tenant stability score of 70/100, indicates a moderate risk of fluctuating rental income due to potential changes in local economic conditions or tenant turnover rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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