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 59 m² on the 9th floor, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Property Feature: The apartment features a well-equipped kitchen that is functional for daily use, and the proximity to public transport enhances accessibility for commuters.
The valuation. The asking price of €235,000 is significantly below the fair value of €325,128, which reflects an undervaluation of €90,128 (27.7%). This presents a favorable opportunity for investors seeking value in the current market.
Fair value modelled at €325,128 from 4 comparable sales in the area. Asking €235,000 sits €90,128 (27.7%) below — the upside to fair value.
Asking €235,000 versus the Águas Livres, Amadora, Lisbon area baseline of €305,703 (€5,181/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 56/100 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 €305,703, adjusted for condition and micro-location, gives a modelled fair value of €325,128 (€5,511/m²), a €90,128 (27.7%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 5b85a1 | Subject | €235,000 | €3,983 | — | 60 | 78 |
| Águas Livres · 4a8218 | Active | €167,000 | €3,408 | 14.4% | 55 | 78 |
| Benfica · 14418a | Active | €259,000 | €5,511 | 38.4% | 65 | 76 |
| estrada de Benfica | Active | €259,000 | €5,886 | 47.8% | 65 | 65 |
| rua 3 | Active | €259,000 | €5,511 | 38.4% | 65 | 80 |
| Median comp | €259,000 | €5,511 | 38.4% | 65 | 77 |
Long-term rental The 1-bed apartment in Águas Livres, Amadora presents a compelling opportunity for long-term rental, given its fair value of €325,128, which reveals a significant 27.7% gap from the listing price of €235,000. With a gross yield of 4% and a solid neighbourhood rating of 78/100, this property aligns well with investor goals for steady income generation. Buy-and-hold As a buy-and-hold investment, this property is attractive due to its subvalorizada status, as demonstrated by its fair market value of €325,128 sitting 27.7% higher than the current asking price. Coupled with a 4% gross yield and proximity to educational amenities, it makes for a strategic long-term asset in a growing suburban area. Family rental With its fair value of €325,128 and a gap of 27.7% from the listing price, this 1-bed apartment is well-suited for family rentals, benefiting from the area's good access to education and suburban safety. The neighbourhood quality score of 78/100 further adds to its appeal as a family-oriented rental option.
Potential Tenant Turnover The tenant stability score of 75/100 suggests there may be a risk of tenant turnover, potentially impacting consistent 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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