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 63 m², energy rating D. Located on praceta Bernardo Santareno S / N, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment benefits from a south-facing bedroom that maximizes natural light, and its location provides quick access to major transport routes for easy commuting. Additional Highlights: The property showcases both modern kitchen aesthetics and a practical layout, making it ideal for both personal living and rental income potential.
The valuation. The asking price of €280,000 sits €44,659 (13.8%) below the fair value of €324,659, indicating that the property is subpriced relative to its true market worth. Buy-to-flip angle. The resale strategy focuses on modernizing outdated fixtures in the bathroom, aiming to increase buyer appeal and maximize return on investment. Buy-to-let angle. Given the estimated gross yield of 3.7% with a monthly rental income of around €863, this property is ideal for a long-term rental strategy targeting families due to its proximity to schools and stable neighborhood.
Fair value modelled at €324,659 from 6 comparable sales in the area. Asking €280,000 sits €44,659 (13.8%) below — the upside to fair value.
Asking €280,000 versus the praceta Bernardo Santareno S / N area baseline of €282,490 (€4,484/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €282,490, adjusted for condition and micro-location, gives a modelled fair value of €324,659 (€5,153/m²), a €44,659 (13.8%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Bernardo Santareno S / N | Subject | €280,000 | €4,444 | — | 70 | 81 |
| rua da República Guiné-Bissau, 1 | Active | €197,000 | €5,629 | 26.6% | 68 | 78 |
| rua Correia Teles, 12 | Active | €199,000 | €5,103 | 14.8% | 70 | 80 |
| avenida Dom Nuno Álvares Pereira, 5B | Active | €255,000 | €5,204 | 17.1% | — | 79 |
| rua Correia Teles, 16 | Active | €235,000 | €4,273 | 3.9% | 70 | 74 |
| Median comp | €217,000 | €5,154 | 16.0% | 70 | 79 |
Long-term rental The 1-bed apartment in Águas Livres, currently listed at €280,000, presents an opportunity for long-term rental strategy, as it is valued at €324,659—showing a 13.8% gap compared to fair value. With a gross yield of 3.7% and a neighborhood score of 81/100, this property stands to attract stable tenants over time. Buy-and-hold Investing in this property aligns with a buy-and-hold strategy given its valuation of €324,659 against a purchase price of €280,000, reflecting a 13.8% advantage. The solid condition rating of 69/100 and the area's strong economic stability further support its potential for long-term appreciation. Family rental The desirable characteristics of this 1-bed apartment, located in a low-crime area with quality schools nearby, make it suitable for family rentals. Priced at €280,000 with a fair value of €324,659, the apartment offers a stable investment environment for families seeking residential options in the Lisbon suburbs.
Tenant Default Risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover or default, which could affect rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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