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 60 m² on the 3rd floor, built in 1988, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment features a closed balcony equipped with a laundry area and benefits from good sun exposure, enhancing both functionality and natural light in the living spaces.
The valuation. The asking price of €235,000 sits €68,723 (22.6%) below the fair value of €303,723, suggesting the property is underpriced in the current market conditions. This presents an attractive opportunity for prudent investors. Buy-to-flip angle. With the property’s realistic potential for renovation and the existing favorable valuation, a buy-to-flip strategy could yield significant short-term profits by targeting buyers seeking modern spaces in suburban Lisbon. Buy-to-let angle. The estimated gross yield of 4% (~€783/month) supports a buy-to-let approach, capitalizing on the property’s steady rental demand due to its location and family-friendly amenities.
Fair value modelled at €303,723 from 4 comparable sales in the area. Asking €235,000 sits €68,723 (22.6%) below — the upside to fair value.
Asking €235,000 versus the Águas Livres, Amadora, Lisbon area baseline of €281,462 (€4,691/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 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 €281,462, adjusted for condition and micro-location, gives a modelled fair value of €303,723 (€5,062/m²), a €68,723 (22.6%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 1623fd | Subject | €235,000 | €3,917 | — | 62 | 72 |
| avenida Câmara Pestana, 5 | Active | €239,900 | €4,613 | 17.8% | 65 | 75 |
| Benfica · 14418a | Active | €259,000 | €5,511 | 40.7% | 65 | 76 |
| Águas Livres · 4a8218 | Active | €167,000 | €3,408 | 13.0% | 55 | 78 |
| estrada de Benfica | Active | €259,000 | €5,886 | 50.3% | 65 | 65 |
| Median comp | €249,450 | €5,062 | 29.2% | 65 | 76 |
Long-term rental With a fair value of €303,723, this property at €235,000 presents a compelling long-term rental opportunity, especially considering its average gross yield of 4%. The suburban Lisbon location offers diverse housing and employment prospects, making it appealing to prospective tenants looking for stability. Family rental The 1-bed apartment's strategic location in Águas Livres, combined with a fair value gap of 22.6%, positions it well for family rental prospects in a neighborhood rated 72/100. Families seeking long-term accommodation will appreciate the suburban amenities and employment opportunities nearby, enhancing the overall rental appeal. Buy-and-hold This property stands out as an attractive buy-and-hold investment, with a current listing price significantly below its fair value, indicating potential appreciation over time. The combination of a stable rental yield of 4% and a robust neighborhood score of 72 suggests that this investment could yield strong long-term returns while mitigating vacancy risks.
Tenant turnover risk A tenant stability score of 60/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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