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 40 m² on the 3rd floor, built in 1974, energy rating E. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts double-glazed windows for enhanced thermal insulation and an elevator in the building for easy access to the 3rd floor.
The valuation. The asking price of €259,000 exceeds the fair value of €224,881 by €34,119 (15.2%), indicating that the property is overpriced. This discrepancy suggests careful consideration before proceeding with an investment.
Fair value modelled at €224,881 from 6 comparable sales in the area. Asking €259,000 sits €34,119 (15.2%) above — overpriced versus fair value.
Asking €259,000 versus the Águas Livres, Amadora, Lisbon area baseline of €180,985 (€4,525/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 is above the parish average, lifting 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 €180,985, adjusted for condition and micro-location, gives a modelled fair value of €224,881 (€5,622/m²), a €34,119 (15.2%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 5b884a | Subject | €259,000 | €6,475 | — | 80 | 82 |
| rua José Gomes Ferreira | Active | €259,000 | €5,630 | 13.0% | 76 | 77 |
| rua José Gomes Ferreira Amadora | Active | €259,000 | €6,023 | 7.0% | 85 | 73 |
| rua José Gomes Ferreira | Active | €259,000 | €5,286 | 18.4% | 80 | 73 |
| Venteira · 875095 | Active | €247,000 | €5,614 | 13.3% | 74 | 76 |
| Median comp | €259,000 | €5,622 | 13.2% | 78 | 75 |
Long-term rental Due to the current market conditions, this 1-bed apartment in Águas Livres is overpriced, with a 15.2% gap versus the fair value of €224,881. The gross yield of 3.6% compared to other investment opportunities in the area does not justify the asking price for a long-term rental strategy. Family rental While the location offers suburban advantages and good amenities, the property is overpriced at €259,000, representing a significant deviation from its fair value. Families seeking rental properties might find better value in other options that provide a more attractive yield than the current 3.6% offered by this apartment. Buy-and-hold This apartment's position in the Greater Lisbon area is appealing; however, its listing price reflects an overvaluation of 15.2% above fair value. Consequently, the buy-and-hold strategy could prove less favorable as the potential for capital appreciation is limited due to the current price point that exceeds market expectations.
Tenant turnover risk With a tenant stability score of 75/100, there is a heightened risk of tenant turnover, which could impact consistent rental income and increase vacancy rates.
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