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 139 m², built in 2020, energy rating A. Located on praceta Luís Cristino da Silva S / N, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This apartment features high-security armored doors and central control electric shutters, enhancing safety and convenience while offering modern living amenities.
The valuation. The asking price of €890,000 is significantly above the fair value of €704,774, representing an overvaluation of €185,226 (20.8%). This discrepancy suggests a lack of competitiveness in the current market.
Fair value modelled at €704,774 from the area baseline, adjusted for condition and location. Asking €890,000 sits €185,226 (20.8%) above — overpriced versus fair value.
Asking €890,000 versus the praceta Luís Cristino da Silva S / N area baseline of €636,481 (€4,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
praceta Luís Cristino da Silva S / N
Area baseline €636,481 + condition +€17,375 + location +€50,918 = modelled fair value of €704,774 (€5,070/m²), a €185,226 (20.8%) gap versus the €890,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Luís Cristino da Silva S / N | Subject | €890,000 | €6,403 | — | 80 | 70 |
| rua Comandante Luis Filipe de Araújo S / N | Active | €970,000 | €6,258 | 2.3% | 80 | 70 |
| urbanização Quinta da Terrugem Terrugem | Active | €575,000 | €4,792 | 25.2% | 80 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · f35f3d | Active | €475,000 | €5,220 | 18.5% | 80 | 76 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 4bb008 | Active | €495,000 | €5,211 | 18.6% | 75 | 78 |
| Median comp | €535,000 | €5,216 | 18.5% | 80 | 76 |
Long-term rental This property, with a gross yield of 2.6%, presents a significant acquisition gap of 20.8% when juxtaposed with its fair value of €704,774, indicating that it is overpriced. Despite being located in a desirable suburban area, the high price relative to its rental yield suggests potential challenges in securing a steady return on investment. Family rental The apartment's condition rating of 85/100 and proximity to schools make it appealing for families; however, its asking price of €890,000 positions it 20.8% above fair value, marking it as overpriced. The market's emphasis on affordability could hinder demand despite the property's inherent family-friendly features. Buy-and-hold Holding this property for long-term appreciation may not yield the expected returns, especially given the notable 20.8% disparity from its fair value of €704,774. The investment, while located in a strong housing demand area, is overpriced, making it less attractive for a buy-and-hold strategy. Not ideal for: Luxury market, Short-term vacation rental
Tenant turnover risk The tenant stability score of 65/100 suggests a higher likelihood of tenant turnover, potentially leading to increased vacancy rates and costs associated with re-leasing the property.
