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 47 m² on the 1st floor, built in 1988, energy rating D. Located on rua José Gomes Ferreira, Águas Livres parish, Amadora municipality, Lisbon district. This apartment features a stylish combination of modern furnishings and functional design, making efficient use of space for a comfortable urban lifestyle.
The valuation. The asking price of €267,000 sits €29,198 (9.9%) below the fair value of €296,198, suggesting the property is subpriced relative to its market worth. This presents a unique investment opportunity. Buy-to-flip angle. The resale strategy involves potential renovations, leveraging the apartment's high condition score of 79/100 to attract buyers willing to pay a premium once updated. Quick turnover could yield a significant profit. Buy-to-let angle. With an estimated gross yield of 3.4% based on €756/month rental income, this apartment is well-positioned for long-term rental returns, appealing particularly to families drawn by proximity to Lisbon and local amenities.
Fair value modelled at €296,198 from 6 comparable sales in the area. Asking €267,000 sits €29,198 (9.9%) below — the upside to fair value.
Asking €267,000 versus the rua José Gomes Ferreira area baseline of €249,040 (€5,299/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €249,040, adjusted for condition and micro-location, gives a modelled fair value of €296,198 (€6,302/m²), a €29,198 (9.9%) gap versus the €267,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Gomes Ferreira | Subject | €267,000 | €5,681 | — | 76 | 83 |
| avenida Santos Matos | Active | €255,000 | €7,083 | 24.7% | 80 | 76 |
| avenida Gago Coutinho, 123 | Active | €275,000 | €5,729 | 0.9% | 78 | 80 |
| avenida Santos Mattos | Active | €255,000 | €5,667 | 0.2% | 85 | 78 |
| Venteira · be94ff | Active | €255,000 | €7,727 | 36.0% | 82 | 74 |
| Median comp | €255,000 | €6,406 | 12.8% | 81 | 77 |
Family rental This property in Águas Livres exhibits a compelling fair value that suggests a favorable environment for family rentals, with a supportive neighborhood quality rating of 83/100. The 3.4% gross yield indicates stable income potential, especially considering the area's proximity to Lisbon, which enhances demand for family-oriented rentals. Long-term rental A long-term rental strategy is well-suited to this 1-bed apartment, given its fair value of €296,198 relative to the listing price of €267,000, representing a 9.9% gap. Furthermore, the strong neighborhood rating of 83/100 positions this property as an attractive option for long-term tenants seeking quality living near urban amenities. Buy-and-hold This property presents a solid buy-and-hold investment opportunity, with an appealing fair value suggesting potential appreciation over time. The substantial 9.9% gap from fair value, coupled with a favorable yield of 3.4%, indicates long-term viability in a neighborhood well-rated for its quality and access to Lisbon. Not ideal for Short-term vacation rental Due to the suburban dynamics and a lack of unique attractions, the 1-bed apartment in Águas Livres is not positioned effectively for short-term vacation rentals, despite its attractive pricing. The local market trends suggest a preference for longer stays, which does not align well with the volatility typically associated with short-term rentals. Not ideal for Student housing While there is some demand for student housing near Lisbon, the characteristics of this 1-bed apartment do not cater well to this demographic, which often prefers larger shared accommodations. The neighborhood aspects lean more towards family-oriented living, making it less appealing for student renting needs. Not ideal for Luxury market In the context of the luxury market, this property is clearly positioned outside the thresholds of demand; thus, it is not suitable for high-end buyers looking for upscale features. The fair value suggests a balance more aligned with practical living rather than the luxury experience sought by affluent investors.
Tenant Default Risk With both economic stability and tenant stability scores at 80/100, there is a moderate risk of tenant default, which could affect cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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