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.
2-bedroom, 1-bathroom apartment of 58 m² on the 3rd floor, energy rating D. Located on rua José Gomes Ferreira, 7, Águas Livres parish, Amadora municipality, Lisbon district. This apartment boasts a sunroom with washing machine setup and two solar fronts, ensuring abundant natural light throughout the day while maintaining low condominium fees.
The valuation. The asking price of €235,000 is significantly lower than the fair value of €280,836, representing a difference of €45,836 (16.3%). This property is subpriced and presents an attractive entry point for investors.
Fair value modelled at €280,836 from 6 comparable sales in the area. Asking €235,000 sits €45,836 (16.3%) below — the upside to fair value.
Asking €235,000 versus the rua José Gomes Ferreira, 7 area baseline of €246,863 (€4,256/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €246,863, adjusted for condition and micro-location, gives a modelled fair value of €280,836 (€4,842/m²), a €45,836 (16.3%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Gomes Ferreira, 7 | Subject | €235,000 | €4,052 | — | 68 | 83 |
| Mina de Água · b7c3b0 | Active | €264,000 | €4,400 | 8.6% | 70 | 80 |
| Águas Livres · 1623fe | Active | €235,000 | €5,109 | 26.1% | 68 | 74 |
| rua República da Bolívia, 1 | Active | €399,000 | €4,926 | 21.6% | 67 | 78 |
| rua Ilha do Porto Santo, 6 | Active | €295,000 | €4,758 | 17.4% | 70 | 73 |
| Median comp | €279,500 | €4,842 | 19.5% | 69 | 76 |
Long-term rental This 2-bed apartment in Águas Livres, Amadora presents an attractive long-term rental opportunity given its fair value of €280,836 compared to the listing price of €235,000, representing a 16.3% gap. With a gross yield of 4.3% and the neighborhood rating of 83/100, it is well-positioned for sustained tenant demand. Family rental Designed for family living, this property benefits from being in a family-oriented neighborhood with typical amenities and commuter access to central Lisbon, making it an appealing option for families. Given its pricing below fair value at €235,000, it stands out as a promising choice for family rentals with the potential for stability and growth in rental income. Buy-and-hold The apartment’s favorable positioning and underpriced status indicate a strong buy-and-hold strategy, as the 16.3% discount to its fair value suggests potential appreciation over time. Coupled with a solid gross yield of 4.3% and a neighborhood score of 83/100, this investment could yield positive returns in the long term while enjoying the benefits of property value increase. Not ideal for short-term rental Due to the suburban nature of Águas Livres and the family-centric amenities, this property does not align well with the short-term rental market, where demand often favors central, tourist-heavy locations. The lower appeal for transient stays renders it less suitable for such investment strategies. Not ideal for luxury market In a neighborhood characterized by its family orientation and suburban appeal, this apartment does not fit the criteria for luxury market investments, where high-end finishes and exclusive locations are crucial. Consequently, it is unlikely to attract the affluent demographic typically sought in luxury real estate. Not ideal for student housing The property’s location outside central Lisbon and the suburban environment make it less than ideal for student housing, where proximity to universities and social hubs is essential. Therefore, targeting student tenants may not yield the anticipated demand or rental returns.
Potential economic downturn The economic stability score of 85 suggests solid fundamentals, but any significant dip could impact tenant stability, currently rated at 80, potentially leading to increased vacancy rates if tenants face financial challenges.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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