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, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment benefits from unobstructed views and has received recent upgrades with new aluminum windows featuring double glazing and manual thermal shutters for improved insulation.
The valuation. The asking price of €235,000 is slightly below the fair value of €239,808, indicating it sits within a reasonable range at a difference of €4,808 (2.0%). Verdict: fair. Buy-to-flip angle. A buy-to-flip strategy could focus on minor cosmetic upgrades to enhance appeal, potentially achieving a resale price that maximizes return on the moderate asking price. Buy-to-let angle. With an estimated rental income of €842/month, this property offers an attractive gross yield of 4.3%, making it ideal for long-term family rentals in a suburban area with good access to Lisbon amenities.
Fair value modelled at €239,808 from 4 comparable sales in the area. Asking €235,000 sits €4,808 (2.0%) below — the upside to fair value.
Asking €235,000 versus the rua José Gomes Ferreira area baseline of €210,395 (€3,627/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 €210,395, adjusted for condition and micro-location, gives a modelled fair value of €239,808 (€4,135/m²), a €4,808 (2.0%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Gomes Ferreira | Subject | €235,000 | €4,052 | — | 65 | 79 |
| rua Carvalho Araújo | Active | €270,000 | €3,750 | 7.4% | 66 | 74 |
| rua José Gomes Ferreira na Amadora | Active | €235,000 | €4,519 | 11.5% | 70 | 78 |
| Águas Livres · 911864 | Active | €245,000 | €3,712 | 8.4% | 60 | 78 |
| travessa da Quinta da Bolacha | Active | €330,000 | €4,521 | 11.6% | 70 | 79 |
| Median comp | €257,500 | €4,135 | 2.0% | 68 | 78 |
Buy-and-hold The property in Águas Livres presents a fair value dynamic with a listing price only 2.0% below the assessed fair value, making it less favorable for immediate resale opportunities. However, the 4.3% gross yield may provide a decent long-term income stream, especially considering the positive neighborhood rating of 79/100. Long-term rental This property offers a stable long-term rental opportunity, supported by its fair valuation and a gross yield of 4.3%. The well-rated neighborhood enhances its attractiveness for potential tenants seeking residential stability in proximity to Lisbon. Family rental Positioned in a safe suburban area with a commendable neighborhood rating, this apartment is suitably geared towards family rentals. While the fair value suggests a balanced price point, its appeal lies in the access to employment and amenities that attract families looking for longer-term housing solutions.
Potential Tenant Turnover The tenant stability score of 79/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy periods and costs associated with finding new tenants.
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