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 46 m² on the 3rd floor, built in 1988, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. This apartment features a versatile extra room that can serve multiple purposes, enhancing functional living space in a sought-after location with excellent natural light and unobstructed views.
The valuation. The asking price of €235,000 sits slightly below the fair value of €244,481, indicating a small margin of €9,481 (3.9%). This reflects a fair pricing strategy, making the property an attractive option.
Fair value modelled at €244,481 from 6 comparable sales in the area. Asking €235,000 sits €9,481 (3.9%) below — the upside to fair value.
Asking €235,000 versus the Águas Livres, Amadora, Lisbon area baseline of €215,793 (€4,691/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €215,793, adjusted for condition and micro-location, gives a modelled fair value of €244,481 (€5,315/m²), a €9,481 (3.9%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 3a6f12 | Subject | €235,000 | €5,109 | — | 65 | 76 |
| estrada de a-da-Maia, 15 | Active | €340,000 | €6,296 | 23.2% | 68 | 75 |
| Carnaxide e Queijas · 834280 | Active | €255,000 | €5,426 | 6.2% | 70 | 79 |
| Venteira · 162613 | Active | €235,000 | €3,983 | 22.0% | 68 | 74 |
| avenida Dom Nuno Álvares Pereira, 5B | Active | €255,000 | €5,204 | 1.9% | — | 79 |
| Median comp | €255,000 | €5,315 | 4.0% | 68 | 77 |
Long-term rental The 1-bed apartment in Águas Livres presents a market yield of 3.9%, which aligns with the current demand in the Greater Lisbon suburb. Given its fair valuation at €235,000 and the area's consistent job opportunities, it is positioned to provide stable, long-term rental income. Family rental With a neighbourhood rating of 76/100, this property is suitable for families seeking a well-connected location near urban amenities. The fair valuation suggests it will attract families looking for reliable housing options in a growing suburb. Buy-and-hold Investing in this property as a buy-and-hold strategy could yield substantial capital appreciation due to its fair value positioning and proximity to Lisbon. The overall condition rating of 67/100 indicates reasonable maintenance needs, making it a viable long-term investment with steady rental prospects.
Market Vulnerability The relatively high economic stability score of 80 may still be overshadowed by the tenant stability score of 75, indicating a potential risk of tenant turnover that could affect 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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