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, 3-bathroom apartment of 166 m², built in 2002, energy rating D. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This apartment includes exclusive access to a private pool within the condominium, enhancing the luxury living experience with direct sea views from multiple balconies.
The valuation. The asking price of €1,100,000 sits significantly above the fair value of €849,613, indicating it is overpriced by €250,387 (22.8%). This valuation suggests that potential investors may need to reconsider the financial viability of this property. Buy-to-flip angle. A buy-to-flip strategy may not be ideal, as the resale potential is hindered by the current pricing. Investors would need to ensure renovations justify the current high asking price to achieve returns. Buy-to-let angle. With an estimated rental income of €1,925 per month, the gross yield stands at 2.1%. While this is a modest return, the suburban location could attract families seeking a long-term rental.
Fair value modelled at €849,613 from the area baseline, adjusted for condition and location. Asking €1,100,000 sits €250,387 (22.8%) above — overpriced versus fair value.
Asking €1,100,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €760,114 (€4,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 80 · Economic 75 · 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 €760,114 + condition +€13,488 + location +€76,011 = modelled fair value of €849,613 (€5,118/m²), a €250,387 (22.8%) gap versus the €1,100,000 asking price.
Long-term rental The property is overpriced by 22.8% compared to its fair value, leading to a low gross yield of 2.1%, which may dissuade potential long-term tenants seeking value. Additionally, while the area has good amenities and living conditions, the high price may limit accessibility for quality tenants. Family rental With a listing price significantly above fair value, this property presents a challenge for family rental as families often prioritize affordability in their housing choices. Although the living conditions are satisfactory, the exorbitant price tag could restrict demand from families looking for reasonably priced options in the vicinity. Buy-and-hold Investing in this property is not advisable given that it is priced 22.8% above its fair market value, which diminishes the potential for capital appreciation over time. The low yield of 2.1% further indicates that holding this asset may not result in satisfactory returns for investors seeking long-term growth.
Potential Economic Downturn There is a risk that a decline in the economy could negatively impact the rental market given the moderately high economic stability score of 75/100, possibly leading to vacancy or rent reduction.
