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 46 m² on the 3rd floor, built in 1976, energy rating C. Located on rua Ary dos Santos, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes a sunroom with a dedicated laundry area, optimizing functional living space and enhancing the overall utility of the unit.
The valuation. The asking price of €225,000 sits €10,540 (4.5%) below the fair value of €235,540, indicating that the property is fairly priced within the current market conditions.
Fair value modelled at €235,540 from 6 comparable sales in the area. Asking €225,000 sits €10,540 (4.5%) below — the upside to fair value.
Asking €225,000 versus the rua Ary dos Santos area baseline of €205,177 (€4,460/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €205,177, adjusted for condition and micro-location, gives a modelled fair value of €235,540 (€5,120/m²), a €10,540 (4.5%) gap versus the €225,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ary dos Santos | Subject | €225,000 | €4,891 | — | 70 | 75 |
| rua da República Guiné-Bissau, 3 | Active | €245,000 | €4,804 | 1.8% | 68 | 78 |
| rua Correia Teles, 14 | Active | €235,000 | €7,121 | 45.6% | 67 | 71 |
| rua Vasco da Gama Fernandes, 4 | Active | €195,000 | €4,875 | 0.3% | 68 | 79 |
| Queluz e Belas · 957028 | Active | €235,000 | €4,700 | 3.9% | 70 | 68 |
| Median comp | €235,000 | €4,840 | 1.1% | 68 | 75 |
Long-term rental The property’s fair value aligns closely with the listing price, indicating a stable investment for long-term rental strategies. With a gross yield of 4.2%, it offers modest returns characteristic of suburban markets close to Lisbon. Family rental The apartment is positioned well for family rentals due to its size and the overall neighbourhood rating of 75/100. With typical suburban amenities and economic access, families seeking proximity to Lisbon will find this a suitable option, though the investment does not present any immediate upside. Buy-and-hold Holding this property appears reasonable given its fair valuation and the potential for appreciation over time in the suburban Lisbon market. However, with its current fair value margin of 4.5%, buyers should approach this strategy with caution as the appreciation may be limited in the near term.
Tenant turnover risk: With a tenant stability score of 70/100, there is a potential risk of higher turnover rates which could impact cash flow and increase vacancy periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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