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, 0-bathroom apartment of 43 m², energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Unique Basement Advantage: The apartment's basement location offers a remarkable high ground floor experience, enhancing its brightness and coziness unlike standard ground-level units in the area.
The valuation. The asking price of €200,000 is significantly below the fair value of €231,073, indicating the property is subpriced by €31,073 (13.4%). This presents a compelling opportunity for investors. Buy-to-flip angle. A buy-to-flip strategy could yield profits through minor renovations, particularly targeting aesthetic updates to the kitchen and bathroom, which would appeal to resale buyers seeking modern amenities. Buy-to-let angle. The estimated rental income of €767/month provides a gross yield of 4.6%, making it a viable option for long-term family rentals in a suburban area of Lisbon, benefiting from local amenities and employment access.
Fair value modelled at €231,073 from 6 comparable sales in the area. Asking €200,000 sits €31,073 (13.4%) below — the upside to fair value.
Asking €200,000 versus the Águas Livres, Amadora, Lisbon area baseline of €199,812 (€4,647/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €199,812, adjusted for condition and micro-location, gives a modelled fair value of €231,073 (€5,374/m²), a €31,073 (13.4%) gap versus the €200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · a0cad6 | Subject | €200,000 | €4,651 | — | 72 | 78 |
| Queluz e Belas · 831528 | Active | €279,700 | €4,370 | 6.0% | — | 75 |
| estrada de a-da-Maia, 15 | Active | €340,000 | €6,296 | 35.4% | 68 | 75 |
| Águas Livres · 3a6f12 | Active | €235,000 | €5,109 | 9.8% | 65 | 76 |
| avenida Dom Nuno Álvares Pereira, 5B | Active | €255,000 | €5,204 | 11.9% | — | 79 |
| Median comp | €267,350 | €5,157 | 10.9% | 67 | 76 |
Long-term rental The 1-bed apartment in Águas Livres, Amadora presents a promising opportunity for long-term rental, as it is subpriced at €200,000 compared to the fair value of €231,073, reflecting a 13.4% gap. With a gross yield of 4.6%, this property benefits from robust tenant demand due to its suburban location and access to Lisbon's amenities. Buy-and-hold Investing in this property for a buy-and-hold strategy is well-supported, given its current listing price is below fair value while showing a steady expectation of appreciation. The condition rating of 71/100 and neighborhood score of 78/100 imply that the property is likely to retain its value and attract long-term tenants. Family rental This apartment’s characteristics align well with family rental needs, as its price is subpriced at €200,000 and offers a lucrative gross yield of 4.6%. The favorable neighborhood ratings further indicate that this property can provide a stable and appealing living environment for families seeking proximity to Lisbon’s employment and amenities.
Tenant turnover risk A tenant stability score of 70/100 indicates a moderate level of instability, which could result in a higher frequency of tenant turnover and associated vacancy costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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