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 D. Located on rua José Fontana, 1, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment's unique blend of preserved historical elements and contemporary design, along with its panoramic sea views from the living area, enhance its charm and desirability.
The valuation. The asking price of €650,000 is significantly above the fair value of €475,430, representing an overpricing of €174,570 (26.9%). This discrepancy indicates a need for careful consideration before purchasing.
Fair value modelled at €475,430 from the area baseline, adjusted for condition and location. Asking €650,000 sits €174,570 (26.9%) above — overpriced versus fair value.
Asking €650,000 versus the rua José Fontana, 1 area baseline of €421,268 (€4,579/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 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua José Fontana, 1
Area baseline €421,268 + condition +€10,350 + location +€43,812 = modelled fair value of €475,430 (€5,168/m²), a €174,570 (26.9%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Fontana, 1 | Subject | €650,000 | €7,065 | — | 80 | 76 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 4201fa | Active | €475,000 | €5,938 | 16.0% | 75 | 74 |
| rua Comandante Ruben Auber Tavares de Melo, 1A | Active | €495,000 | €4,901 | 30.6% | 75 | 75 |
| rua Brito Camacho, 11 | Active | €450,000 | €7,258 | 2.7% | 80 | 73 |
| rua Paul Harris, 5 | Active | €615,000 | €5,212 | 26.2% | 80 | 73 |
| Median comp | €485,000 | €5,575 | 21.1% | 78 | 74 |
Family rental The 2-bed apartment in Oeiras is listed at €650,000, significantly exceeding its fair value of €475,430, indicating it is overpriced. With a gross yield of only 2.3%, the potential return on investment for family rentals is not attractive given the high initial cost. Long-term rental At a listing price that is 26.9% above fair value, this property in Oeiras fails to justify its investment appeal for long-term rental purposes. With a gross yield of 2.3% and lower tenant demand due to high pricing, it may significantly affect profitability in a competitive rental market. Buy-and-hold Given the excessive listing price of €650,000 compared to a fair market value of €475,430, the buy-and-hold strategy would be challenging due to low projected returns of 2.3% gross yield. This significant gap from fair value suggests that holding onto this property may not yield favorable long-term capital appreciation relative to its acquisition cost.
Potential Economic Volatility: With an economic stability score of 75/100, there is a risk of fluctuations in the local economy that could impact property values and rental income.**
