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.
3-bedroom, 2-bathroom apartment of 127 m² on the 1st floor, built in 1981, energy rating D. Located on rua Basílio Teles, 13, Águas Livres parish, Amadora municipality, Lisbon district. Noteworthy Features: This apartment features a sunroom-enclosed balcony, seamlessly integrating outdoor space while retaining indoor comfort and enhancing living area functionality.
The valuation. The asking price of €385,000 is €41,792 below the fair value of €426,792, indicating the property is undervalued by 9.8%. This presents an attractive opportunity for potential investors seeking value in the real estate market.
Fair value modelled at €426,792 from 6 comparable sales in the area. Asking €385,000 sits €41,792 (9.8%) below — the upside to fair value.
Asking €385,000 versus the rua Basílio Teles, 13 area baseline of €314,528 (€2,477/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €314,528, adjusted for condition and micro-location, gives a modelled fair value of €426,792 (€3,361/m²), a €41,792 (9.8%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Basílio Teles, 13 | Subject | €385,000 | €3,031 | — | 73 | 77 |
| rua Inácio de Sousa, 8 | Active | €430,000 | €4,433 | 46.2% | 68 | 83 |
| praceta Miguel Bombarda, 24 | Active | €337,000 | €2,633 | 13.2% | 85 | 78 |
| rua Antero de Quental, 8 | Active | €485,000 | €3,975 | 31.1% | 78 | 75 |
| rua Elias Garcia | Active | €390,000 | €3,145 | 3.7% | 82 | 72 |
| Median comp | €410,000 | €3,560 | 17.4% | 80 | 77 |
Long-term rental The 3-bed apartment in Águas Livres, Amadora presents a promising opportunity for long-term rental given its fair value of €426,792, which reveals a 9.8% gap compared to the listing price of €385,000. With a gross yield of 4.5% and a well-rated neighborhood, this property is positioned to attract stable tenants. Buy-and-hold Investing in this property aligns well with a buy-and-hold strategy, given its valuation as subpriced which enhances the potential for capital appreciation over time. The condition rating of 76/100 and neighborhood rating of 77/100 suggest that it will maintain its desirability in the long run, making it a sound addition to an investment portfolio. Family rental This apartment is ideally suited for family rentals, as it meets the space and comfort requirements families seek while being affordable at the current listing price. The favorable quality of the neighborhood further enhances its attractiveness to families looking for a place in suburban Greater Lisbon. Not ideal for student housing Given the suburban location and family-friendly nature of the property, it is not well-suited for student housing despite its proximity to Lisbon’s amenities. The focus on stability and longer-term tenants indicates that this property might not appeal to the transient nature of student rentals. Not ideal for luxury market This property does not fit the luxury market segment, as it appeals more to middle-income families looking for affordability and value rather than exclusivity and high-end features. Its fair value suggests a market positioning that leans towards practicality rather than luxury living. Not ideal for short-term vacation rental Due to its suburban context and family-oriented features, this apartment is less suitable for short-term vacation rentals. The lack of tourist-oriented amenities and the neighborhood's residential focus mean it would struggle to attract short-term vacationers looking for luxury or unique experiences.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant possibility of increased turnover, potentially leading to higher vacancy rates and loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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