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 80 m². Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment includes a private balcony providing outdoor space with views of the surrounding area, enhancing the living experience and potential rental appeal. Additional Context: The property offers potential for customization due to its classified condition, allowing investors to tailor renovations as desired.
The valuation. The asking price of €475,000 is significantly above the fair value of €405,487, representing an overpricing of €69,513 (14.6%). This price discrepancy suggests caution for potential buyers. Buy-to-flip angle. The buy-to-flip strategy would involve renovating the property to enhance its appeal, aiming for a quick resale at a higher market price post-improvement. However, given the high initial price, potential profit margins may be constrained. Buy-to-let angle. The estimated monthly rental income of €1,148 yields a gross return of 2.9%, suitable for long-term rental strategies. Despite a solid condition, the relatively low yield may limit investment attractiveness in the competitive rental market.
Fair value modelled at €405,487 from the area baseline, adjusted for condition and location. Asking €475,000 sits €69,513 (14.6%) 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 €361,440 (€4,518/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 75). 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 €361,440 + condition +€4,000 + location +€35,167 = modelled fair value of €405,487 (€5,069/m²), a €69,513 (14.6%) 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 · 4201fa | Subject | €475,000 | €5,938 | — | 75 | 74 |
| rua José Fontana, 1 | Active | €650,000 | €7,065 | 19.0% | 80 | 76 |
| Carcavelos e Parede · f366a7 | Active | €670,000 | €5,877 | 1.0% | 80 | 70 |
| rua Brito Camacho, 11 | Active | €450,000 | €7,258 | 22.2% | 80 | 73 |
| rua Paul Harris, 5 | Active | €615,000 | €5,212 | 12.2% | 80 | 73 |
| Median comp | €632,500 | €6,471 | 9.0% | 80 | 73 |
Long-term rental The apartment's gross yield of 2.9% suggests that the return on investment is less appealing compared to the fair value of €405,487, reinforcing that the property is overpriced by 14.6%. Additionally, while the suburban setting near Lisbon offers decent safety and good schools, the asking price diminishes the potential profitability of a long-term rental strategy. Family rental Given the neighborhood's good school quality and suburban safety, the property could attract families; however, its current price point of €475,000 is above its fair value, making it less attractive as a family rental investment. This high price, combined with limited appreciation potential, underscores that the property is overpriced by 14.6%. Buy-and-hold While the property benefits from proximity to Lisbon and offers a decent condition rating of 78/100, the gross yield of 2.9% coupled with a fair value gap of 14.6% signifies that it is overpriced and may not provide satisfactory long-term returns. The overall investment outlook is further dampened by the elevated listing price, which restricts the buy-and-hold strategy's effectiveness in generating wealth over time.
Economic downturn risk A potential economic downturn could impact the economic stability score of 80, leading to increased vacancy rates and affecting the tenant stability score of 75.
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