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 50 m², built in 1981, energy rating E. Located on rua Herculano de Carvalho, 3, Águas Livres parish, Amadora municipality, Lisbon district. This property features unique charm in its blend of modern updates and vintage elements, with a strategically functional layout ideal for customization and renovation.
The valuation. The asking price of €234,000 sits 6.2% below the fair value of €249,500, indicating a fair valuation for the property. This positioning makes it a competitive option in the Águas Livres, Amadora market.
Fair value modelled at €249,500 from 6 comparable sales in the area. Asking €234,000 sits €15,500 (6.2%) below — the upside to fair value.
Asking €234,000 versus the rua Herculano de Carvalho, 3 area baseline of €210,155 (€4,203/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €210,155, adjusted for condition and micro-location, gives a modelled fair value of €249,500 (€4,990/m²), a €15,500 (6.2%) gap versus the €234,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Herculano de Carvalho, 3 | Subject | €234,000 | €4,680 | — | 70 | 78 |
| Águas Livres · 4391d9 | Active | €259,000 | €5,180 | 10.7% | 72 | 77 |
| Falagueira-Venda Nova · 15e1ac | Active | €240,000 | €4,800 | 2.6% | 75 | 81 |
| Venteira · 875095 | Active | €247,000 | €5,614 | 19.9% | 74 | 76 |
| rua José Gomes Ferreira | Active | €259,000 | €5,286 | 12.9% | 80 | 73 |
| Median comp | €253,000 | €5,233 | 11.8% | 75 | 77 |
Long-term rental With a fair value gap of only 6.2%, this 1-bed apartment presents a stable option for long-term rental investors. The current yield of 4% reflects reasonable rental income potential, supported by the property's decent condition and neighborhood quality. Buy-and-hold Holding this property is viable given its fair valuation against the market, providing a solid appreciation potential in the growing Lisbon metropolitan area. The neighborhood’s overall rating of 78/100 indicates continued demand, ensuring steady returns over time. Family rental Targeting families for this rental property can yield solid occupancy rates, given the community's strong amenities and conducive environment for living. Despite its listing price being on par with fair value, the apartment's appealing condition and neighborhood score support its suitability for family tenants.
Tenant turnover risk High tenant turnover is possible given the tenant stability score of 70/100, potentially leading to increased vacancy rates and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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