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 on rua José Gomes Ferreira, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment offers convenient proximity to public transport and local amenities, making it an appealing choice for commuters and those seeking a vibrant urban lifestyle. Local Highlights: The area is enriched with diverse shops, schools, and green spaces.
The valuation. The asking price of €235,000 is slightly below the fair value of €240,816, representing a minor discrepancy of €5,816 (2.4%). This puts the property at a fair valuation level, making it a reasonable investment.
Fair value modelled at €240,816 from 3 comparable sales in the area. Asking €235,000 sits €5,816 (2.4%) below — the upside to fair value.
Asking €235,000 versus the rua José Gomes Ferreira area baseline of €212,503 (€3,602/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 €212,503, adjusted for condition and micro-location, gives a modelled fair value of €240,816 (€4,082/m²), a €5,816 (2.4%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Gomes Ferreira | Subject | €235,000 | €3,983 | — | 65 | 80 |
| 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 |
| avenida dos Cravos Vermelhos, 8 | Active | €200,000 | €4,082 | 2.5% | 56 | 75 |
| Median comp | €200,000 | €4,082 | 2.5% | 61 | 75 |
Long-term rental This property is suitable for long-term rental, given its fair value and gross yield of 4%, which aligns well with typical market returns in the area. The solid neighbourhood rating of 80/100 indicates a stable tenant base, enhancing rental reliability. Family rental The 1-bed apartment in Águas Livres, with its favourable location close to transport links and good amenities, makes it a reasonable option for family rentals. While the property is priced fairly, the condition score of 63/100 may prompt some families to consider alternatives that require less upkeep. Buy-and-hold Investors considering a buy-and-hold strategy will find this property a decent choice for capital appreciation, as the fair valuation suggests stability in the market. However, the slight gap from fair value indicates limited immediate growth potential, reinforcing the need for a long-term perspective in this phase of the investment cycle.
Economic volatility risk A less than perfect economic stability score of 80 indicates a potential for fluctuations that could adversely affect long-term property value and rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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