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 70 m², built in 1983, energy rating D. Located on alameda Alto da Barra, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment includes access to a private club with a swimming pool, sports field, and restaurant, enhancing the living experience in a vibrant community. Location Advantage: Just 100 meters from Nova School of Business and Economics, combining education with coastal leisure.
The valuation. The asking price of €649,000 is significantly above the fair value of €337,027, indicating an overvaluation of €311,973 (48.1%). Such a discrepancy suggests caution for potential buyers due to perceived inflated pricing.
Fair value modelled at €337,027 from the area baseline, adjusted for condition and location. Asking €649,000 sits €311,973 (48.1%) above — overpriced versus fair value.
Asking €649,000 versus the alameda Alto da Barra area baseline of €316,260 (€4,518/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 65/100 (Housing Market 70 · Amenities 60 · Economic 70 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
alameda Alto da Barra
Area baseline €316,260 + condition -€2,734 + location +€19,232 = modelled fair value of €337,027 (€4,815/m²), a €311,973 (48.1%) gap versus the €649,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda Alto da Barra | Subject | €649,000 | €9,271 | — | 70 | 65 |
| rua Doutor António Ilídio Teixeira de Vasconcelos, 6 | Active | €359,000 | €7,327 | 21.0% | 73 | 73 |
| avenida Marechal Craveiro Lopes, 3 | Active | €650,000 | €8,333 | 10.1% | 71 | 72 |
| rua Alemanha, 250 | Active | €890,000 | €8,812 | 5.0% | 70 | 70 |
| rua Lino de Assunção, 14 | Active | €500,000 | €7,692 | 17.0% | 73 | 68 |
| Median comp | €575,000 | €8,013 | 13.6% | 72 | 71 |
Long-term rental The property is priced 48.1% above its fair value, suggesting a significant risk for long-term rental investors. With a gross yield of only 2.4% and a condition rating of 73/100, the investment lacks compelling returns, indicating that long-term rental may not be a viable strategy. Family rental Given the property's overvaluation of 48.1% and a lower neighborhood rating of 65/100, families may be less inclined to pay a premium for this apartment. The gross yield of 2.4% does not align with the expectations of family renters seeking affordable housing options. Buy-and-hold At €649,000, the property exceeds its fair value by 48.1%, presenting an unfavorable scenario for a buy-and-hold strategy. The low gross yield of 2.4% further indicates limited potential for capital appreciation and cash flow, making this an unattractive long-term investment option.
Potential Income Instability The combination of a 60 tenant stability score indicates a risk of inconsistent rental income, which could impact returns on the property investment.
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