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 2nd floor, energy rating D. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy features: The apartment is located directly across from Reboleira train station and Metro, providing exceptional transport connectivity to Lisbon and beyond, ideal for commuters.
The valuation. The asking price of €215,000 is positioned above fair value at €202,174, resulting in a premium of €12,826 (6.3%). Verdict: fair. Buy-to-flip angle. This property could be targeted for a quick resale given its basic condition, capitalizing on any minor renovations to enhance appeal. Buy-to-let angle. A rental income strategy yields an estimated gross yield of 4.2%, translating to approximately €752 per month, making it a viable family rental in the suburban setting.
Fair value modelled at €202,174 from 6 comparable sales in the area. Asking €215,000 sits €12,826 (6.3%) above — overpriced versus fair value.
Asking €215,000 versus the Águas Livres, Amadora, Lisbon area baseline of €197,527 (€4,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 48/100 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 €197,527, adjusted for condition and micro-location, gives a modelled fair value of €202,174 (€5,054/m²), a €12,826 (6.3%) gap versus the €215,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 0c0580 | Subject | €215,000 | €5,375 | — | 45 | 68 |
| Águas Livres · f46cb5 | Active | €225,000 | €4,167 | 22.5% | 45 | 75 |
| Águas Livres · cc9bcb | Active | €235,000 | €5,109 | 5.0% | 42 | 76 |
| Águas Livres · a80914 | Active | €235,000 | €5,109 | 5.0% | 45 | 74 |
| avenida do Brasil | Active | €219,000 | €3,776 | 29.8% | 42 | 74 |
| Median comp | €230,000 | €4,638 | 13.7% | 44 | 75 |
Long-term rental The 1-bed apartment in Águas Livres presents a solid long-term rental opportunity with a gross yield of 4.2%, suitable for steady cash flow in Greater Lisbon's suburban market. Given the fair value is slightly below the listing price, it aligns well with the demand from long-term residents seeking stable accommodation. Buy-and-hold Investing in this 1-bed apartment in Águas Livres allows for potential appreciation in a growing suburban area, complemented by a gross yield of 4.2% for passive income. Although the property is listed slightly above its fair value, it remains a stable asset to hold over time, benefiting from local market trends. Family rental This property caters well to family rentals, with the surrounding area's decent amenities and transit options, contributing to its suitability for long-term family tenants. The fair valuation reinforces the potential for consistent rental income, making it a reasonable choice for families in the Greater Lisbon area.
Economic Vulnerability The combined scores of 70 for economic stability and 65 for tenant stability indicate a potential risk, suggesting that fluctuations in the local economy could adversely impact tenant retention and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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