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 5th floor, energy rating E. Located on rua José Gomes Ferreira, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment benefits from a prime location just a few minutes' walk from Reboleira Metro and Train Station, ensuring excellent connectivity to Lisbon and beyond. Localização Notável: Este apartamento beneficia de uma localização privilegiada a poucos minutos a pé da Estação de Metro e Comboio da Reboleira, garantindo uma excelente conectividade a Lisboa e além.
The valuation. The asking price of €259,000 sits €33,783 (15.0%) above the estimated fair value of €225,217, indicating that the property is overpriced. This discrepancy suggests potential challenges in achieving a profitable investment.
Fair value modelled at €225,217 from 5 comparable sales in the area. Asking €259,000 sits €33,783 (15.0%) above — overpriced versus fair value.
Asking €259,000 versus the rua José Gomes Ferreira area baseline of €181,414 (€4,535/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 €181,414, adjusted for condition and micro-location, gives a modelled fair value of €225,217 (€5,630/m²), a €33,783 (15.0%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Gomes Ferreira | Subject | €259,000 | €6,475 | — | 80 | 75 |
| 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 The property, listed at €259,000, exceeds its fair value by 15%, making it a less attractive choice for long-term rental investment. With a gross yield of only 3.6%, the return may not justify the premium price in the competitive Lisbon metropolitan market. Buy-and-hold Given the current listing price, this 1-bed apartment in Águas Livres cannot be considered a sound buy-and-hold investment as it is overpriced by 15%. The anticipated lower appreciation potential, compared to other options in the area, may hinder overall investment returns. Family rental While the apartment has a solid condition rating of 82/100 and is located in a reasonably rated neighbourhood, the asking price positions it as overpriced by 15%. Families seeking high-quality rentals in the Lisbon area might find better value elsewhere, impacting demand for this particular property.
Economic fluctuation risk: With both the economic stability and tenant stability scores at 75/100, there is a potential risk that economic downturns could negatively impact rental income and occupancy rates.
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