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 58 m² on the 3rd floor, energy rating G. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes a sunroom with a dedicated laundry area, providing extra utility and potential for customization in a practical living space.
The valuation. The asking price of €235,000 is significantly below the fair value of €309,595, indicating the property is subpriced by €74,595 (24.1%). This presents an attractive opportunity for investors seeking value. Buy-to-flip angle. With basic fixtures in need of upgrades, this property can be enhanced for a potential resale. Strategic renovations could command a higher market price, especially given the existing undervaluation. Buy-to-let angle. The estimated rental income of €783/month offers a gross yield of 4%, making it a viable option for long-term rentals. Its proximity to amenities and good neighborhood rating suggests high demand for family rentals.
Fair value modelled at €309,595 from 6 comparable sales in the area. Asking €235,000 sits €74,595 (24.1%) below — the upside to fair value.
Asking €235,000 versus the Águas Livres, Amadora, Lisbon area baseline of €296,860 (€5,118/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 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 €296,860, adjusted for condition and micro-location, gives a modelled fair value of €309,595 (€5,338/m²), a €74,595 (24.1%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 16238a | Subject | €235,000 | €4,052 | — | 55 | 77 |
| Águas Livres · 15e20a | Active | €235,000 | €4,700 | 16.0% | 60 | 75 |
| rua José Mergulhão | Active | €145,000 | €4,833 | 19.3% | — | 81 |
| Venteira · 43923e | Active | €325,000 | €5,328 | 31.5% | — | 81 |
| rua Bastos Nunes, 30 3º | Active | €279,000 | €5,694 | 40.5% | 70 | 82 |
| Median comp | €257,000 | €5,081 | 25.4% | 65 | 81 |
Long-term rental The 1-bed apartment in Águas Livres, currently listed at €235,000, is underpriced compared to a fair value of €309,595, representing a gap of 24.1%. With a solid gross yield of 4% and a neighbourhood rating of 77/100, this property is poised for stable demand from long-term tenants seeking quality housing close to Lisbon. Family rental This property’s family-friendly location in the suburb of Amadora, combined with good amenities and a moderate crime rate, enhances its appeal for family rentals. Given the fair value assessment, it offers a competitive opportunity to attract families looking for a comfortable living environment with proximity to Lisbon. Buy-and-hold With a significant undervaluation of 24.1% relative to its fair value, this property in Águas Livres stands out as a strong buy-and-hold investment. Its gross yield of 4% supports a long-term investment strategy, capitalizing on the area's rising demand for housing while benefitting from its suburban amenities and family-oriented neighbourhood.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential risk of higher turnover, which could lead to increased vacancy periods and related costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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