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 45 m² on the 8th floor, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This 8th-floor apartment benefits from good natural light and is located in a well-connected area of Reboleira, making it an attractive investment with existing tenants.
The valuation. The asking price of €255,000 is only slightly above the fair value of €249,574, indicating a 2.2% premium. This price suggests the property is relatively balanced in the current market.
Fair value modelled at €249,574 from 6 comparable sales in the area. Asking €255,000 sits €5,426 (2.2%) above — overpriced versus fair value.
Asking €255,000 versus the Águas Livres, Amadora, Lisbon area baseline of €227,196 (€5,049/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 €227,196, adjusted for condition and micro-location, gives a modelled fair value of €249,574 (€5,546/m²), a €5,426 (2.2%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 133a67 | Subject | €255,000 | €5,667 | — | 66 | 73 |
| Venteira · 4a7fb0 | Active | €255,000 | €5,667 | 0% | — | 62 |
| Venteira · 1e64f1 | Active | €255,000 | €6,375 | 12.5% | — | 73 |
| avenida Santos Mattos, 10 | Active | €255,000 | €7,727 | 36.4% | — | 75 |
| estrada Serra da Mira, 56 | Active | €247,500 | €4,125 | 27.2% | 60 | 71 |
| Median comp | €255,000 | €6,021 | 6.3% | 60 | 72 |
Long-term rental The 1-bed apartment in Águas Livres offers a fair yield of 3.7% gross, supported by employment opportunities in suburban Lisbon. Given that the fair value is slightly lower than the listing price, this investment presents a stable option for long-term tenants looking for quality housing. Family rental With a neighborhood score of 73/100 and good amenities, this property suits families seeking a comfortable suburban environment close to Lisbon. The fair value of the apartment aligns closely with the asking price, indicating a responsible investment for those targeting family rentals in this area. Buy-and-hold The property's current listing price of €255,000 reflects a modest 2.2% gap from its fair value, suggesting a conservative buying opportunity for a buy-and-hold strategy. The favorable condition and neighborhood ratings position it well for long-term appreciation in an area with steady demand for housing.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher turnover rates, which could lead to increased vacancy and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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