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 78 m² on the 3rd floor, built in 1983, energy rating C. Located on rua José Pedro da Silva, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment is situated just a few minutes from both the beach and Paço de Arcos Station, offering partial sea views from its elevated position. Condição: A propriedade apresenta um interior geralmente bem mantido, mas com sinais de idade em algumas comodidades.
The valuation. The asking price of €369,000 sits €3,408 (0.9%) above the fair value of €365,592, indicating that the property is overpriced. This slight premium does not justify a purchase based on a financial perspective. Buy-to-flip angle. Given the property's condition rating of 57/100, the buy-to-flip strategy would require significant renovations to enhance its appeal and potentially yield a profit. However, the high asking price complicates the feasibility of this approach. Buy-to-let angle. With a gross yield of 0% due to the asking price and lack of rental income, pursuing a buy-to-let strategy would not be financially viable. Long-term rental opportunities in this neighborhood may not justify the investment given the current valuation.
Fair value modelled at €365,592 from the area baseline, adjusted for condition and location. Asking €369,000 sits €3,408 (0.9%) above — overpriced versus fair value.
Asking €369,000 versus the rua José Pedro da Silva area baseline of €352,404 (€4,518/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 (Condition 55 · Materials 58 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 60 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua José Pedro da Silva
Area baseline €352,404 + condition -€21,572 + location +€30,002 = modelled fair value of €365,592 (€4,687/m²), a €3,408 (0.9%) gap versus the €369,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Pedro da Silva | Subject | €369,000 | €4,731 | — | 55 | 71 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 090087 | Active | €360,000 | €4,615 | 2.4% | 68 | 77 |
| rua Costa Pinto, 118 | Active | €600,000 | €6,522 | 37.9% | 65 | 69 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 090289 | Active | €350,000 | €5,833 | 23.3% | 70 | 71 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6d556a | Active | €498,000 | €5,929 | 25.3% | 60 | 75 |
| Median comp | €429,000 | €5,881 | 24.3% | 67 | 73 |
Long-term rental The 1-bed apartment in Oeiras e São Julião da Barra is currently priced at €369,000, which is 0.9% above its fair value of €365,592, indicating that it is overpriced. Given the gross yield of 0%, this strategy may not generate sufficient returns for long-term investors. Buy-and-hold Investing in this property for the buy-and-hold strategy is challenging, as it is priced above its fair market value, with a gap of 0.9%. The condition score of 57/100 suggests that the property may require future investments, further diminishing its appeal. Family rental While families might find the suburban location appealing, the apartment's pricing at €369,000 is reflective of an overpriced market versus its fair value of €365,592. The mediocre condition and neighbourhood rating imply that it may not attract the best-quality tenants necessary for a successful family rental strategy.
Tenant turnover risk High tenant turnover is a concern, as indicated by the tenant stability score of 70/100, potentially leading to higher vacancy rates and increased costs associated with finding new tenants.
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