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 46 m², built in 1976, energy rating E. Located Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Feature: The apartment includes pre-installation for air conditioning and all-new windows, significantly enhancing comfort and energy efficiency in an urban environment.
The valuation. The asking price of €269,000 is fairly aligned with the calculated fair value of €268,035, differing by only €965 (0.4%). Therefore, the property is considered fairly valued based on current market conditions.
Fair value modelled at €268,035 from 6 comparable sales in the area. Asking €269,000 sits €965 (0.4%) above — overpriced versus fair value.
Asking €269,000 versus the Águas Livres, Amadora, Lisbon area baseline of €217,642 (€4,731/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €217,642, adjusted for condition and micro-location, gives a modelled fair value of €268,035 (€5,827/m²), a €965 (0.4%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · e55523 | Subject | €269,000 | €5,848 | — | 80 | 73 |
| rua José Gomes Ferreira | Active | €259,000 | €6,475 | 10.7% | 80 | 75 |
| Águas Livres · 5b884a | Active | €259,000 | €6,475 | 10.7% | 80 | 82 |
| rua José Gomes Ferreira | Active | €259,000 | €5,630 | 3.7% | 76 | 77 |
| rua José Gomes Ferreira Amadora | Active | €259,000 | €6,023 | 3.0% | 85 | 73 |
| Median comp | €259,000 | €6,249 | 6.9% | 80 | 76 |
Long-term rental The 1-bed apartment in Águas Livres offers a gross yield of 3.5%, indicating a stable income potential for landlords. Given the fair valuation, this property aligns well with the long-term rental strategy in a safe suburban area with good schools, appealing to steady tenant demographics. Family rental This property is well-suited for family rentals, given its location in a generally safe suburban area with access to good schools. As the apartment falls at a fair price point, it stands to attract families looking for stable housing options without overextending their budget. Buy-and-hold Investing in this 1-bed apartment should be considered a buy-and-hold strategy, as the property is fairly valued at €269,000. With a decent yield and a solid condition, it can serve as a reliable asset while benefiting from the potential appreciation in the Lisbon suburban market.
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate risk of turnover, which could affect consistent rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Sign in to buy the report or use a credit
