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 41 m², built in 1988, energy rating F. Located Águas Livres parish, Amadora municipality, Lisbon district. The apartment features a closed balcony off the bedroom, enhancing outdoor living by providing a private space for relaxation while benefiting from double-glazed windows for improved comfort.
The valuation. The asking price of €252,000 is significantly above the fair value of €208,305, resulting in an overshoot of €43,695 (21.0%). This property can be classified as overpriced, indicating a potential challenge for investors. Buy-to-flip angle. The resale strategy focuses on enhancing the property’s appeal through minor renovations, potentially targeting an increased sale price upon completion. With the market conditions in Águas Livres, a successful flip could yield a profit margin if executed efficiently. Buy-to-let angle. The rental income strategy projects a gross yield of 3.5%, translating to approximately €735 per month. This rate supports a buy-and-hold approach, capitalizing on the suburban location and diverse tenant base near Lisbon.
Fair value modelled at €208,305 from 6 comparable sales in the area. Asking €252,000 sits €43,695 (21.0%) above — overpriced versus fair value.
Asking €252,000 versus the Águas Livres, Amadora, Lisbon area baseline of €191,437 (€4,669/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 €191,437, adjusted for condition and micro-location, gives a modelled fair value of €208,305 (€5,081/m²), a €43,695 (21.0%) gap versus the €252,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 1626be | Subject | €252,000 | €6,146 | — | 65 | 81 |
| Águas Livres · 15e20a | Active | €235,000 | €4,700 | 23.5% | 60 | 75 |
| Venteira · 43923e | Active | €325,000 | €5,328 | 13.3% | — | 81 |
| rua Correia Teles, 17 | Active | €190,000 | €5,429 | 11.7% | 65 | 76 |
| praceta Francisco Ramos da Costa, 2A | Active | €246,000 | €5,348 | 13.0% | 55 | 76 |
| Median comp | €240,500 | €5,338 | 13.2% | 60 | 76 |
Long-term rental The property is priced at €252,000, which is 21.0% above its fair value of €208,305. With a gross yield of 3.5% and a condition rating of 60/100, the potential returns may not justify the current asking price, indicating that it is overpriced for long-term rental purposes. Buy-and-hold Investing in this apartment at the current price of €252,000 may lead to suboptimal returns, as the fair value is significantly lower at €208,305. Given the neighbourhood rating of 81/100, while it has potential, the large gap suggests that it is overpriced for a buy-and-hold strategy. Family rental Although the property is in a family-oriented neighbourhood and has a decent condition rating, at €252,000 it is 21.0% above the fair value of €208,305. This substantial price difference indicates that it is overpriced for family rental opportunities, likely limiting the investor's potential for profitability.
Economic Reliance Risk The property faces a moderate economic reliance risk, as an economic stability score of 80 suggests vulnerability to economic downturns despite a relatively high score. Risk of Tenant Turnover With a tenant stability score of 75, there exists a notable risk of tenant turnover affecting consistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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