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 72 m² on the 2nd floor, built in 1988, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts large windows that invite abundant natural light, enhancing the spacious feel of the living areas and providing a welcoming atmosphere.
The valuation. The asking price of €199,000 is €3,831 (2.0%) above the fair value of €195,169, indicating that the property is priced fairly in the current market. This assessment aligns with the local economic conditions. Buy-to-flip angle. A potential resale strategy could involve minor renovations focused on the dated kitchen cabinetry, enhancing the property's appeal and allowing for a price increase upon resale. This could attract buyers looking for modern features in a suburban setting. Buy-to-let angle. With an estimated gross yield of 5.4%, generating approximately €896 per month in rental income presents a stable investment opportunity. The long-term rental strategy leverages the neighborhood's mixed attributes to secure reliable tenants.
Fair value modelled at €195,169 from 6 comparable sales in the area. Asking €199,000 sits €3,831 (2.0%) above — overpriced versus fair value.
Asking €199,000 versus the Águas Livres, Amadora, Lisbon area baseline of €161,337 (€2,241/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €161,337, adjusted for condition and micro-location, gives a modelled fair value of €195,169 (€2,711/m²), a €3,831 (2.0%) gap versus the €199,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · ee8867 | Subject | €199,000 | €2,764 | — | 60 | 74 |
| Águas Livres · ade5f6 | Active | €195,000 | €2,031 | 26.5% | — | 78 |
| rua Almirante Campos Rodrigues, 3 | Active | €310,000 | €3,647 | 32.0% | 58 | 80 |
| praça São Bartolomeu, 9 | Active | €258,000 | €2,688 | 2.8% | 64 | 72 |
| avenida Padre Bartolomeu de Gusmão, 17 | Active | €220,000 | €2,529 | 8.5% | — | 77 |
| Median comp | €239,000 | €2,609 | 5.6% | 61 | 78 |
Long-term rental The property, listed at €199,000, reflects a fair value of €195,169, leading to a modest 2.0% gap. With a gross yield of 5.4%, this apartment is positioned well within Greater Lisbon's suburban rental market. Family rental As a 72m² 1-bed apartment in a neighborhood rated 74/100, it meets the needs of families seeking a functional living space. The fair condition score of 62/100 indicates that while maintenance may be necessary, the apartment still provides an attractive living option for family tenants. Buy-and-hold The apartment's fair pricing at €199,000 suggests a stable investment within the Greater Lisbon property market. With consistent demand for rental properties in suburban areas and a competitive yield of 5.4%, holding this asset should generate steady returns over time.
Tenant turnover risk High tenant turnover may occur due to a tenant stability score of 75/100, indicating potential instability in tenant retention and revenue consistency.
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