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 D. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment includes a sunroom that can be converted into a balcony, enhancing outdoor living space and taking advantage of the excellent sun exposure.
The valuation. The asking price of €269,000 is significantly above the fair value of €222,589, reflecting a premium of €46,411 or 17.3%. This valuation indicates the property is overpriced in the current market context.
Fair value modelled at €222,589 from the area baseline, adjusted for condition and location. Asking €269,000 sits €46,411 (17.3%) above — overpriced versus fair value.
Asking €269,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €207,828 (€4,518/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 (Condition 72 · Materials 62 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon
Area baseline €207,828 + condition -€8,266 + location +€20,221 = modelled fair value of €222,589 (€4,839/m²), a €46,411 (17.3%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 001503 | Subject | €269,000 | €5,848 | — | 72 | 74 |
| Carcavelos e Parede · 001ad5 | Active | €315,000 | €5,727 | 2.1% | 56 | 70 |
| rua Alferes Santos Fidalgo, 62 | Active | €435,000 | €7,250 | 24.0% | 70 | 73 |
| Porto Salvo · 99f0f6 | Active | €350,000 | €5,000 | 14.5% | 64 | 75 |
| avenida Maria da Conceição | Active | €350,000 | €5,932 | 1.4% | 68 | 72 |
| Median comp | €350,000 | €5,830 | 0.3% | 66 | 73 |
Long-term rental This property, with a gross yield of 3.9%, is not ideally positioned for long-term rental given that it is priced at €269,000, significantly above its fair value of €222,589, indicating it is overpriced by 17.3%. With the current condition rating of 64/100 and a neighbourhood score of 74/100, potential rental income may not justify the high purchase price. Family rental While the location near Lisbon provides access to job markets and schools, the property is overpriced at €269,000 compared to its fair value of €222,589. This 1-bed apartment may deter families, given the high price relative to the average earners focused on affordable, suitable housing. Buy-and-hold The €269,000 asking price presents an opportunity cost for a buy-and-hold strategy, as it is overpriced against a fair value of €222,589 with a 17.3% gap. The lower condition score of 64/100 indicates that the property may require additional investment to enhance its value over time.
Economic Volatility Despite a strong economic stability score of 80/100, the underlying economic conditions could change, impacting tenant stability which is currently at 75/100, potentially leading to increased vacancy rates or lower rental income.
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