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 45 m² on the 5th floor, energy rating D. Located on rua José Gomes Ferreira, Águas Livres parish, Amadora municipality, Lisbon district. This recently renovated apartment features high-quality materials in both kitchen and bathroom, ensuring durability while enhancing its modern appeal.
The valuation. The asking price of €259,000 is very close to the fair value of €259,943, sitting just €943 (0.4%) below it. This indicates a well-priced property consistent with market expectations.
Fair value modelled at €259,943 from 6 comparable sales in the area. Asking €259,000 sits €943 (0.4%) below — the upside to fair value.
Asking €259,000 versus the rua José Gomes Ferreira area baseline of €214,021 (€4,756/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €214,021, adjusted for condition and micro-location, gives a modelled fair value of €259,943 (€5,777/m²), a €943 (0.4%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Gomes Ferreira | Subject | €259,000 | €5,756 | — | 82 | 74 |
| Venteira · 1e65e8 | Active | €255,000 | €5,667 | 1.5% | 75 | 72 |
| praceta da Árvore, 3 | Active | €220,000 | €5,366 | 6.8% | 82 | 74 |
| Venteira · 6c78ce | Active | €255,000 | €6,375 | 10.8% | 78 | 76 |
| rua Elias Garcia, 326 | Active | €261,000 | €7,457 | 29.6% | 76 | 76 |
| Median comp | €255,000 | €6,021 | 4.6% | 77 | 75 |
Long-term rental The property at €259,000 has a fair value of €259,943, indicating it is fairly priced with minimal room for profit through appreciation. With a gross yield of 3.6%, it offers a stable return, ideal for investors seeking consistent rental income in a suburban area with access to Lisbon. Family rental This 1-bed apartment's location in Águas Livres, Amadora, is well-suited for families looking for affordable housing near Lisbon's economic opportunities. The property's condition rating of 80/100 further supports its potential as a reliable family rental in a neighbourhood with a decent amenity score of 74/100. Buy-and-hold Investing in this property as a buy-and-hold strategy could yield stable returns due to its fair pricing and consistent demand in the suburban market. Although the property presents a modest yield of 3.6%, its proximity to Lisbon makes it a sound long-term investment, provided the investor is comfortable with limited immediate appreciation potential.
Potential Decrease in Rental Income Due to both Economic Stability and Tenant Stability scores at 75/100, there is a risk of fluctuations in rental income, potentially leading to a decrease in cash flows if local market conditions worsen or tenant turnover increases.
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