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 84 m², built in 1982. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Property Features: The apartment boasts a spacious living room with abundant natural light and is ideally located near Oeiras' beachfront, perfect for outdoor enthusiasts. Potential: With renovation, it can transform into a modern living space tailored to individual preferences.
The valuation. The asking price of €498,000 exceeds the fair value of €398,818 by €99,182, translating to a 19.9% premium. Therefore, this property is seen as overpriced in the current market.
Fair value modelled at €398,818 from the area baseline, adjusted for condition and location. Asking €498,000 sits €99,182 (19.9%) above — overpriced versus fair value.
Asking €498,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €379,512 (€4,518/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 (Condition 60 · Materials 55 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · 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 €379,512 + condition -€24,281 + location +€38,464 = modelled fair value of €398,818 (€4,748/m²), a €99,182 (19.9%) gap versus the €498,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6d556a | Subject | €498,000 | €5,929 | — | 60 | 75 |
| rua Doutor Flávio de Resende, 8 | Active | €409,000 | €4,648 | 21.6% | 65 | 71 |
| rua Doutor Flávio de Resende, 8 | Active | €409,000 | €5,244 | 11.6% | — | 68 |
| Carcavelos e Parede · 001ad5 | Active | €315,000 | €5,727 | 3.4% | 56 | 70 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 023cfe | Active | €590,000 | €6,556 | 10.6% | 70 | 72 |
| Median comp | €409,000 | €5,486 | 7.5% | 65 | 71 |
Long-term rental The 2-bed apartment in Oeiras e São Julião da Barra is listed at €498,000, which is 19.9% higher than its fair value of €398,818, making it overpriced. With a gross yield of 2.8%, the property does not provide an attractive return on investment for long-term rental income. Buy-and-hold The current listing price of €498,000 suggests the apartment is overpriced by nearly 20% against its fair value. This substantial gap limits the potential for appreciation in value, making the buy-and-hold strategy less appealing. Family rental Given the 19.9% gap between the listing price and fair value, the property is overpriced, impacting its allure for family rental purposes. With a neighbourhood score of 75/100, while appealing, it may not justify the high asking price in terms of rental income potential.
Economic Sensitivity The economic stability score of 80 indicates a relatively strong economy; however, the tenant stability score of 70 suggests potential fluctuations in rental income due to less consistent tenant retention.
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