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, 2-bathroom apartment of 92 m², built in 1950, energy rating C. Located on rua Costa Pinto, 118, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Unique Feature: This apartment offers a blend of modern architecture and historical preservation, featuring original structural elements combined with contemporary climate control solutions, enhancing both aesthetic appeal and functionality. Additional Note: Situated just a short stroll from the sea, residents enjoy seaside living while being connected to the urban amenities of Paço de Arcos.
The valuation. The asking price of €600,000 sits significantly above fair value, which is estimated at €433,878, resulting in an overvaluation of €166,122, or 27.7%. This indicates that the property is overpriced. Buy-to-flip angle. A resale strategy may yield profits; however, given the current asking price, significant renovations might be necessary to attract buyers at a competitive price point. The market's appreciation potential could play a crucial role in achieving desired returns. Buy-to-let angle. With an estimated rental income of €1,250 per month, the gross yield stands at 2.5%, suggesting limited cash flow. However, proximity to Lisbon and the residential appeal could attract consistent long-term tenants for steady income.
Fair value modelled at €433,878 from the area baseline, adjusted for condition and location. Asking €600,000 sits €166,122 (27.7%) above — overpriced versus fair value.
Asking €600,000 versus the rua Costa Pinto, 118 area baseline of €421,268 (€4,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 65 · Materials 70 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 60 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Costa Pinto, 118
Area baseline €421,268 + condition -€19,406 + location +€32,016 = modelled fair value of €433,878 (€4,716/m²), a €166,122 (27.7%) gap versus the €600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Costa Pinto, 118 | Subject | €600,000 | €6,522 | — | 65 | 69 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 25f54d | Active | €369,000 | €4,731 | 27.5% | 65 | 70 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 1e65b4 | Active | €499,000 | €4,708 | 27.8% | 68 | 77 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 090087 | Active | €360,000 | €4,615 | 29.2% | 68 | 77 |
| rua José Pedro da Silva | Active | €369,000 | €4,731 | 27.5% | 55 | 71 |
| Median comp | €369,000 | €4,720 | 27.6% | 67 | 74 |
Long-term rental This 2-bed apartment in Oeiras, listed at €600,000, is overpriced by 27.7% compared to its fair value of €433,878, making it a less attractive option for long-term rental investment. The gross yield of 2.5% further highlights the risk of lower rental returns in a moderately desirable neighborhood. Family rental While this property has potential as a family rental due to its decent size and suburban location, the €600,000 asking price is significantly above the fair value of €433,878, resulting in a 27.7% gap that deters investment. The accompanying yield of 2.5% suggests that families may be less inclined to pay this premium, impacting overall demand. Buy-and-hold Despite the proximity to Lisbon providing some economic stability, the apartment's price of €600,000 reflects a 27.7% overvaluation against a fair market value of €433,878, diminishing its appeal as a buy-and-hold investment. Given the 2.5% gross yield, potential appreciation may not justify the initial high investment, leading to potential losses for long-term holders.
Economic Downturn Exposure The property may be vulnerable to economic fluctuations, as both the economic stability and tenant stability scores are at 70/100, indicating a moderate risk of tenant turnover or reduced income during downturns.
