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.
2-bedroom, 1-bathroom apartment of 81 m², built in 1977, energy rating B. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment includes a sunroom that seamlessly connects the living room and kitchen, enhancing natural light and providing additional multifunctional space.
The valuation. The asking price of €475,000 is significantly above the fair value of €373,578, representing an overpricing of €101,422 (21.4%). This discrepancy indicates that the property is overpriced and could deter potential buyers.
Fair value modelled at €373,578 from the area baseline, adjusted for condition and location. Asking €475,000 sits €101,422 (21.4%) above — overpriced versus fair value.
Asking €475,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €370,899 (€4,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 (Condition 55 · Materials 50 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 75 · Economic 70 · Tenant Quality 65). 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 €370,899 + condition -€28,477 + location +€31,156 = modelled fair value of €373,578 (€4,612/m²), a €101,422 (21.4%) gap versus the €475,000 asking price.
Long-term rental The property is overpriced at €475,000 compared to the fair value of €373,578, resulting in a 21.4% gap. With a gross yield of only 2.8%, this investment may not provide satisfactory returns over the long term. Family rental Despite being located close to Lisbon, which is beneficial for families, the apartment’s price point above fair value makes it a less attractive option for family rental. The property's condition score of 53/100 signals the potential need for repairs or upgrades, further impacting its desirability. Buy-and-hold While the proximity to Lisbon offers some potential for appreciation, the apartment's overpriced nature limits its attractiveness as a buy-and-hold investment. The current valuation and low yield indicate that holding this property may not yield fruitful returns in the foreseeable future.
Tenant Default Risk The tenant stability score of 65/100 suggests a likelihood of potential tenant defaults, which could impact cash flow and investment returns negatively.
