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 55 m², energy rating D. Located on rua Ary dos Santos, 2, 2, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy features: The apartment includes a pantry for additional storage, and a balcony that provides outdoor space with potential for urban gardening or relaxation.
The valuation. The asking price of €240,000 is below the fair value of €272,701, representing a difference of €32,701 (12.0%). This indicates that the property is currently subpriced in the market. Buy-to-flip angle. The strategy to resell this property could focus on light renovations and cosmetic updates to attract buyers, potentially yielding a profitable return on investment. Short-term market trends favor flipping in this suburban Lisbon area. Buy-to-let angle. With an estimated gross yield of 4.1%, generating approximately €820 in monthly rental income provides a stable revenue stream. The location’s family-friendly features enhance desirability among long-term tenants.
Fair value modelled at €272,701 from 6 comparable sales in the area. Asking €240,000 sits €32,701 (12.0%) below — the upside to fair value.
Asking €240,000 versus the rua Ary dos Santos, 2, 2 area baseline of €246,112 (€4,475/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 €246,112, adjusted for condition and micro-location, gives a modelled fair value of €272,701 (€4,958/m²), a €32,701 (12.0%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ary dos Santos, 2, 2 | Subject | €240,000 | €4,364 | — | 60 | 74 |
| Águas Livres · 828f81 | Active | €235,000 | €4,052 | 7.1% | 65 | 78 |
| Águas Livres · e40bc8 | Active | €250,000 | €4,808 | 10.2% | 60 | 85 |
| Águas Livres · 3a6f12 | Active | €235,000 | €5,109 | 17.1% | 65 | 76 |
| Benfica · 6f41f5 | Active | €260,000 | €3,421 | 21.6% | 60 | 81 |
| Median comp | €242,500 | €4,430 | 1.5% | 63 | 80 |
Long-term rental The property in Águas Livres offers a gross yield of 4.1%, making it an attractive option for long-term rental investors looking for steady income. With a fair value of €272,701, the current listing price of €240,000 presents a compelling investment opportunity as it is underpriced by 12.0%. Family rental Given the moderate crime rate and relatively good access to schools, this one-bed apartment is well-suited for families seeking a stable home. The strategic location in the suburbs of Lisbon, paired with its underpriced value, enhances its appeal as a family rental. Buy-and-hold Investors looking for a buy-and-hold strategy can benefit from the 12.0% gap between the listing price and fair value. The combination of decent gross yield and favorable neighborhood factors supports a robust long-term capital appreciation potential for this property.
Tenant turnover risk: With a tenant stability score of 65/100, there is a heightened risk of frequent turnover, which could lead to increased vacancy costs and decreased 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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