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.
4-bedroom, 3-bathroom apartment of 260 m², built in 1998, energy rating C. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Notable Features: The apartment boasts a generous balcony offering stunning sunset views over the Tejo, complemented by the exclusive Sucupira wood flooring enhancing its luxurious ambiance throughout.
The valuation. The asking price of €1,430,000 sits 7.9% above the fair value of €1,316,952, indicating the property is overpriced. This disparity suggests caution for potential investors.
Fair value modelled at €1,316,952 from the area baseline, adjusted for condition and location. Asking €1,430,000 sits €113,048 (7.9%) above — overpriced versus fair value.
Asking €1,430,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €1,161,680 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). 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 €1,161,680 + condition +€26,406 + location +€100,005 = modelled fair value of €1,316,952 (€5,065/m²), a €113,048 (7.9%) gap versus the €1,430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · bf285b | Subject | €1,430,000 | €5,500 | — | 80 | 71 |
| urbanização Polima | Active | €499,000 | €3,780 | 31.3% | 74 | 72 |
| rua Oeiras, 1 | Active | €650,000 | €5,000 | 9.1% | 75 | 75 |
| Carcavelos e Parede · 956a18 | Active | €750,000 | €5,102 | 7.2% | 80 | 71 |
| São Domingos de Rana · cfe015 | Active | €700,000 | €3,723 | 32.3% | 70 | 81 |
| Median comp | €675,000 | €4,390 | 20.2% | 75 | 74 |
Long-term rental This property, listed at €1,430,000, is overpriced by 7.9% compared to its fair value of €1,316,952, suggesting limited potential for rental yield in a competitive market. With a gross yield of only 3.3%, long-term rental may not provide sufficient returns to justify the investment. Family rental Given its suburban location and good condition (82/100), it may appeal to families seeking stability; however, the asking price reflects a market that may not align with the rental affordability of typical family tenants. The gap from the fair value indicates that families seeking rentals might find more advantageous options elsewhere. Buy-and-hold The current price of €1,430,000 is 7.9% above the fair value, raising concerns about potential appreciation over time given the existing economic conditions and housing market dynamics in the area. While suburban Lisbon features decent amenities and a solid tenant base, the premium on this property could limit its long-term appreciation potential. Not ideal for short-term vacation rental The property’s high listing price could deter visitors looking for attractive short-term stays, as many might opt for more competitively priced accommodations. The gross yield of 3.3% suggests that short-term rentals may not generate the necessary income to cover the investment. Not ideal for student housing With the property being priced at €1,430,000, it is overpriced for the student housing market, where affordability is key for prospective tenants. Additionally, the 71/100 neighborhood rating may not attract students looking for vibrant locales near educational institutions.
Economic fluctuation risk The economic stability score of 70/100 indicates potential exposure to economic downturns that could affect tenant retention and rental income.
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