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 91 m², built in 1978, energy rating B. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This apartment boasts a spacious 22 m² living room that seamlessly connects to the modern kitchen, ideal for entertaining and fostering a sense of community.
The valuation. The asking price of €475,000 is 1.2% above the fair value of €469,125, indicating that the property is overpriced when considering its market potential.
Fair value modelled at €469,125 from the area baseline, adjusted for condition and location. Asking €475,000 sits €5,875 (1.2%) above — overpriced versus fair value.
Asking €475,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €416,689 (€4,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 75 · Amenities 80 · Economic 80 · 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 €416,689 + condition +€9,100 + location +€43,336 = modelled fair value of €469,125 (€5,155/m²), a €5,875 (1.2%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 023caa | Subject | €475,000 | €5,220 | — | 78 | 76 |
| rua António Sérgio, 10A | Active | €475,000 | €5,864 | 12.3% | 85 | 78 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · f35f3d | Active | €475,000 | €5,220 | 0% | 80 | 76 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · ba3a08 | Active | €475,000 | €5,220 | 0% | 75 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 261e91 | Active | €475,000 | €5,864 | 12.3% | 73 | 73 |
| Median comp | €475,000 | €5,542 | 6.2% | 78 | 76 |
Long-term rental The property is overpriced at €475,000 while the fair value is only €469,125, indicating a narrow gap of 1.2%. With a gross yield of just 3%, the investment potential in a long-term rental strategy may not meet investor expectations. Family rental Given its suitability for families due to nearby schools and a low-crime suburban setting, the property is appealing in this regard; however, the price point feels excessive. Families might find other options that better align with their budgets in the Greater Lisbon area, especially with the property being overpriced. Buy-and-hold Investing in this property for a buy-and-hold strategy carries an inherent risk, as it is currently priced above its fair value. While the location offers solid amenities and tenant quality, the 3% gross yield does not justify the high purchase price for a long-term appreciation strategy.
Economic Vulnerability The economic stability score of 80 indicates a strong economy, but the tenant stability score of 70 suggests potential fluctuations in tenant retention that could impact rental income.
