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 1st floor, built in 1984, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment boasts a secure building entrance and includes high-speed fiber optic internet, catering to modern connectivity needs in a central urban location.
The valuation. The asking price of €190,000 sits €35,044 (15.6%) below the fair value of €225,044, indicating that this property is underpriced. This presents a solid opportunity for prospective buyers. Buy-to-flip angle. A buy-to-flip strategy could capitalize on the property’s modern finishes, aiming for a quick resale at a higher price once any minor enhancements are made. The current market conditions can support favorable margins for renovations. Buy-to-let angle. With an estimated rental income of €760/month, the property offers a gross yield of 4.8%, making it an attractive buy-to-let option. Its location in a growing area of Greater Lisbon further ensures steady demand for rental units.
Fair value modelled at €225,044 from 6 comparable sales in the area. Asking €190,000 sits €35,044 (15.6%) below — the upside to fair value.
Asking €190,000 versus the Águas Livres, Amadora, Lisbon area baseline of €188,749 (€4,719/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €188,749, adjusted for condition and micro-location, gives a modelled fair value of €225,044 (€5,626/m²), a €35,044 (15.6%) gap versus the €190,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 33bc23 | Subject | €190,000 | €4,750 | — | 73 | 83 |
| rua Correia Teles, 12 | Active | €199,000 | €5,103 | 7.4% | 70 | 80 |
| rua José Gomes Ferreira | Active | €259,000 | €5,886 | 23.9% | 80 | 68 |
| Benfica · f36677 | Active | €319,000 | €4,691 | 1.2% | 75 | 73 |
| rua Elias Garcia, 326 | Active | €261,000 | €7,457 | 57.0% | 76 | 76 |
| Median comp | €260,000 | €5,495 | 15.7% | 76 | 75 |
Long-term rental The 1-bed apartment in Águas Livres is strategically located in the Greater Lisbon area, providing a strong tenant pool and economic stability supported by nearby employment centers. Its fair value suggests it is currently underpriced, offering an attractive gross yield of 4.8% for long-term investors seeking stable income. Family rental With a neighborhood rating of 83/100 and amenities that cater to family needs, this apartment is well positioned to attract long-term family rentals. The combination of affordability, neighborhood quality, and fair valuation makes this property appealing for family leasing strategies. Buy-and-hold Given the apartment's fair value being significantly higher than its current listing price, it represents a promising opportunity for buy-and-hold investors looking to benefit from future appreciation in the urbanized Greater Lisbon region. The solid tenant quality and neighborhood ratings indicate that holding the asset could yield fruitful returns over time.
Economic Vulnerability: With both economic and tenant stability scores at 80/100, there is a risk of fluctuations in income and occupancy rates, potentially leading to decreased cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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