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, 1-bathroom apartment of 62 m², built in 1983. Located on rua Brito Camacho, 11, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. The apartment boasts unobstructed views of the Tagus River, enhancing natural lighting and creating a serene atmosphere ideal for relaxation.
The valuation. The asking price of €450,000 is significantly above the fair value of €317,573, creating a discrepancy of €132,427 (29.4%). This property is therefore considered priced beyond its fair market value.
Fair value modelled at €317,573 from the area baseline, adjusted for condition and location. Asking €450,000 sits €132,427 (29.4%) above — overpriced versus fair value.
Asking €450,000 versus the rua Brito Camacho, 11 area baseline of €283,898 (€4,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Brito Camacho, 11
Area baseline €283,898 + condition +€7,556 + location +€26,119 = modelled fair value of €317,573 (€5,122/m²), a €132,427 (29.4%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Brito Camacho, 11 | Subject | €450,000 | €7,258 | — | 80 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 4201fa | Active | €475,000 | €5,938 | 18.2% | 75 | 74 |
| rua José Fontana, 1 | Active | €650,000 | €7,065 | 2.7% | 80 | 76 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 735470 | Active | €425,000 | €4,830 | 33.5% | 85 | 75 |
| rua Santa Isabel, 2 | Active | €349,000 | €6,017 | 17.1% | 80 | 71 |
| Median comp | €450,000 | €5,978 | 17.6% | 80 | 75 |
Long-term rental The property is overpriced with a fair value gap of 29.4%, making it difficult to generate a positive cash flow in a long-term rental strategy. The gross yield of 2.9% suggests limited returns, which could be further impacted by rising property costs in the area due to proximity to Lisbon. Buy-and-hold Given the current market valuation of €450,000, the property is not an ideal candidate for a buy-and-hold strategy as it is significantly overpriced compared to its fair value of €317,573. Long-term appreciation may not justify the current investment, especially with a yield of only 2.9%. Family rental Although the property is situated in a family-friendly suburban area with decent safety ratings, its valuation appears overpriced and unaligned with potential market returns. Families may find the gross yield of 2.9% unattractive, especially when comparing it to other rental options around Oeiras.
Tenant turnover risk - With a Tenant stability score of 70/100, there's a risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs.
