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 2nd floor, energy rating B. Located on rua José Mergulhão, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: The apartment includes a private balcony perfect for outdoor relaxation, and is located just a short walk from both Reboleira train and metro stations for excellent connectivity.
The valuation. The asking price of €290,000 exceeds the fair value of €232,973 by €57,027, marking a 24.5% premium. Thus, this property is considered overpriced.
Fair value modelled at €232,973 from 6 comparable sales in the area. Asking €290,000 sits €57,027 (24.5%) above — overpriced versus fair value.
Asking €290,000 versus the rua José Mergulhão area baseline of €194,092 (€4,313/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €194,092, adjusted for condition and micro-location, gives a modelled fair value of €232,973 (€5,177/m²), a €57,027 (24.5%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Mergulhão | Subject | €290,000 | €6,444 | — | 73 | 74 |
| rua Emília das Neves, 30 | Active | €600,000 | €8,000 | 24.1% | 75 | 78 |
| rua 1º de Dezembro, 3 | Active | €325,000 | €4,514 | 30.0% | 75 | 75 |
| rua Professor Doutor Egas Moniz, 8 | Active | €350,000 | €5,738 | 11.0% | 80 | 76 |
| rua Espregueira Mendes, 12 | Active | €530,000 | €5,889 | 8.6% | 80 | 78 |
| Median comp | €440,000 | €5,814 | 9.8% | 78 | 77 |
Long-term rental The 1-bed apartment in Águas Livres, Amadora, is currently overpriced by 24.5% compared to its fair value, which diminishes its attractiveness for long-term rental strategies. At a gross yield of 3.2%, the financial return does not justify the elevated listing price against market expectations. Family rental Given that the property is priced significantly above its fair value, it may struggle to attract family renters who are typically seeking value. The current condition rating of 75/100 and a neighbourhood score of 74/100 are insufficient to offset the high asking price in a market that seeks affordability. Buy-and-hold Investing in this 1-bed apartment for a buy-and-hold strategy is unwise, as it is overpriced by 24.5%, which could lead to negative equity over time. The modest yield of 3.2% does not align with the anticipated capital appreciation that would be necessary to justify the current listing price.
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate risk of high tenant turnover, which could lead to increased vacancy rates and associated costs.
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