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, built in 1988, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. This property features a fantastic closed balcony that enhances natural light and usable space, perfect for relaxation or additional storage.
The valuation. The asking price of €235,000 is below the fair value of €259,531, reflecting a fair valuation at €24,531 (9.5%) under market expectations. This positioning suggests reasonable pricing within the current market context.
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 €230,551 (€3,908/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €230,551, 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 · f10ca8 | Subject | €235,000 | €3,983 | — | 65 | 78 |
| avenida Câmara Pestana, 5 | Active | €239,900 | €4,613 | 15.8% | 65 | 75 |
| estrada de Benfica | Active | €259,000 | €5,886 | 47.8% | 65 | 65 |
| Benfica · 14418a | Active | €259,000 | €5,511 | 38.4% | 65 | 76 |
| rua Cidade da Praia, 11 | Active | €238,500 | €4,184 | 5.1% | 68 | 71 |
| Median comp | €249,450 | €5,062 | 27.1% | 65 | 73 |
Long-term rental The property presents a moderate yield of 3.9%, reflecting the steady demand in the Águas Livres area. While the apartment's condition and the fair value affirmation indicate stability, the pricing aligns closely with the market expectations, categorizing it as a fair investment. Family rental The 1-bed apartment in a suburban context is well-suited for family rentals, appealing to those looking for reasonably priced accommodation near Lisbon. The neighborhood rating of 78/100 suggests a safe and pleasant environment, further solidifying its position as a fair choice for long-term family tenants. Buy-and-hold Investing in this apartment as a buy-and-hold strategy makes sense, given its fair market value and decent condition. The property is likely to retain its value and provide moderate rental income over time, aligning with a stable investment approach in this suburban market.
Economic Impact Risk Given an economic stability score of 75/100 and a tenant stability score of 75/100, there is a moderate risk of market fluctuations negatively affecting rental income and tenant retention, potentially leading to reduced cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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