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, built in 1973, energy rating C. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment includes a well-maintained kitchen with high-quality finishes and is located just a 4-minute walk from the Reboleira Metro and Train station, ensuring excellent accessibility.
The valuation. The asking price of €239,000 surpasses fair value by €19,258 (8.8%), indicating a fair valuation consistent with current market expectations.
Fair value modelled at €219,742 from 6 comparable sales in the area. Asking €239,000 sits €19,258 (8.8%) above — overpriced versus fair value.
Asking €239,000 versus the Águas Livres, Amadora, Lisbon area baseline of €192,731 (€4,283/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €192,731, adjusted for condition and micro-location, gives a modelled fair value of €219,742 (€4,883/m²), a €19,258 (8.8%) gap versus the €239,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · 0c0662 | Subject | €239,000 | €5,311 | — | 68 | 80 |
| rua da República Guiné-Bissau, 3 | Active | €245,000 | €4,804 | 9.5% | 68 | 78 |
| rua Correia Teles, 14 | Active | €235,000 | €7,121 | 34.1% | 67 | 71 |
| rua Vasco da Gama Fernandes, 4 | Active | €195,000 | €4,875 | 8.2% | 68 | 79 |
| rua Ary dos Santos | Active | €225,000 | €4,891 | 7.9% | 70 | 75 |
| Median comp | €230,000 | €4,883 | 8.1% | 68 | 77 |
Long-term rental This property presents a gross yield of 3.9%, indicative of stable cash flow potential over the long-term. Its fair value assessment and decent neighborhood rating suggest that while it meets basic investment criteria, it is not positioned as an attractive bargain. Family rental The apartment's proximity to urban amenities makes it suitable for families seeking convenience in Greater Lisbon. Despite a fair valuation, its appeal to family renters may be limited due to the relatively average property condition score of 66/100. Buy-and-hold As a buy-and-hold investment in Águas Livres, this property could benefit from future appreciation given the favorable neighborhood score of 80/100. However, with a fair valuation and current yield, investors should temper expectations regarding immediate returns. Not ideal for: Due to its size and market positioning, this apartment is not suited for student housing or the luxury market.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of turnover, which could lead to increased vacancy periods and costs as new tenants are sought.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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