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 1988, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment boasts a well-maintained private balcony that extends the living space outdoors, providing a rare opportunity for al fresco dining in urban Amadora.
The valuation. The asking price of €235,000 is below the fair value of €259,531, indicating a difference of €24,531 (9.5%). Therefore, this property is fairly priced amidst the current market conditions.
Fair value modelled at €259,531 from 6 comparable sales in the area. Asking €235,000 sits €24,531 (9.5%) below — the upside to fair value.
Asking €235,000 versus the Águas Livres, Amadora, Lisbon area baseline of €235,406 (€3,990/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 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 €235,406, adjusted for condition and micro-location, gives a modelled fair value of €259,531 (€4,399/m²), a €24,531 (9.5%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · f10c98 | Subject | €235,000 | €3,983 | — | 63 | 75 |
| avenida Câmara Pestana, 5 | Active | €239,900 | €4,613 | 15.8% | 65 | 75 |
| Benfica · 14418a | Active | €259,000 | €5,511 | 38.4% | 65 | 76 |
| estrada de Benfica | Active | €259,000 | €5,886 | 47.8% | 65 | 65 |
| avenida Padre Himalaia, 26 | Active | €300,000 | €3,488 | 12.4% | 70 | 73 |
| Median comp | €259,000 | €5,062 | 27.1% | 65 | 74 |
Long-term rental With a fair value of €259,531, the 1-bed apartment in Águas Livres presents a slight premium at the listing price of €235,000, indicating a fair investment for potential landlords seeking stable, long-term income. The 4% gross yield aligns with market expectations, making this property a reasonable choice for investors in suburban Lisbon. Family rental This property’s proximity to educational facilities and amenities gives it appeal for family rentals, particularly in a neighborhood rated 75/100. With the fair pricing and a decent condition rating of 60/100, it offers a sound option for investors targeting family-oriented tenants. Buy-and-hold Investors considering a buy-and-hold strategy will find the apartment’s fair value against its listing price to suggest a stable holding in a growing suburban area of Lisbon. The reliable 4% gross yield, combined with the area's strong residential appeal, supports a long-term investment thesis for this property.
Economic Downturn Risk The property's economic stability score of 75 indicates a moderate risk of downturns impacting rental income, while the tenant stability score of 70 suggests potential fluctuations in tenant retention, which could affect cash flow and investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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