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 60 m² on the 9th floor, energy rating F. Located on praceta da Árvore, Águas Livres parish, Amadora municipality, Lisbon district. Rooftop terrace features a built-in stone barbecue, providing ample space for outdoor entertaining with scenic views of the surrounding area.
The valuation. The asking price of €240,000 sits significantly below the fair value of €314,860, presenting a potential advantage for buyers. At a difference of €74,860 (23.8%), this property is clearly underpriced.
Fair value modelled at €314,860 from 6 comparable sales in the area. Asking €240,000 sits €74,860 (23.8%) below — the upside to fair value.
Asking €240,000 versus the praceta da Árvore area baseline of €284,413 (€4,740/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €284,413, adjusted for condition and micro-location, gives a modelled fair value of €314,860 (€5,248/m²), a €74,860 (23.8%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta da Árvore | Subject | €240,000 | €4,000 | — | 55 | 71 |
| rua José Mergulhão | Active | €145,000 | €4,833 | 20.8% | — | 81 |
| avenida dos Cravos Vermelhos | Active | €197,000 | €5,184 | 29.6% | 72 | 74 |
| Águas Livres · 15e20a | Active | €235,000 | €4,700 | 17.5% | 60 | 75 |
| avenida dos Cravos Vermelhos | Active | €239,000 | €5,311 | 32.8% | 72 | 77 |
| Median comp | €216,000 | €5,009 | 25.2% | 72 | 76 |
Long-term rental The 1-bed apartment in Águas Livres is ideally positioned to benefit from the suburban overflow of Lisbon, making it an attractive option for long-term tenants. With a fair value gap of 23.8%, this property presents a sound investment that aligns with current market dynamics. Family rental Given its spacious 60m² layout and decent neighborhood rating of 71/100, the apartment is well-suited for small families looking for affordable living options near Lisbon. The attractive yield of 4% further strengthens its potential as a family rental investment, catering to growing residential demands. Value-add renovation This property, with a condition rating of 63/100, offers opportunities for value-add renovation strategies to enhance its appeal and rental income. Investing in upgrades could significantly increase its market position, potentially narrowing the current 23.8% fair value gap. Not ideal for Short-term vacation rental, Student housing, Luxury market.
Moderate Tenant Risk The tenant stability score of 68/100 indicates a potential for higher turnover rates, which could affect rental income consistency.
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