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.
3-bedroom, 2-bathroom apartment of 134 m², built in 1990, energy rating C. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The property includes a sunroom with direct access from two bedrooms and offers panoramic views over the Tagus River and Atlantic Ocean from the common terrace.
The valuation. The asking price of €679,000 sits slightly above the fair value of €677,957, making this property overpriced by €1,043 (0.2%).
Fair value modelled at €677,957 from the area baseline, adjusted for condition and location. Asking €679,000 sits €1,043 (0.2%) above — overpriced versus fair value.
Asking €679,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €605,412 (€4,518/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 65). 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 €605,412 + condition +€15,284 + location +€49,087 = modelled fair value of €677,957 (€5,059/m²), a €1,043 (0.2%) gap versus the €679,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · ac9946 | Subject | €679,000 | €5,067 | — | 78 | 70 |
| rua Oeiras, 1 | Active | €650,000 | €5,000 | 1.3% | 75 | 75 |
| São Domingos de Rana · 4bc784 | Active | €699,000 | €4,957 | 2.2% | 76 | 74 |
| Carcavelos e Parede · 6d525c | Active | €589,000 | €6,072 | 19.8% | 76 | 68 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · f36680 | Active | €489,000 | €4,842 | 4.5% | 76 | 71 |
| Median comp | €619,500 | €4,979 | 1.7% | 76 | 73 |
Long-term rental The property is overpriced at a listing price of €679,000 compared to a fair value of €677,957, indicating minimal potential for appreciation in the near term. With a gross yield of only 2.9%, the investment may not generate sufficient returns to justify the premium price. Family rental While the property is situated in a suburban area with standard amenities, its valuation of €679,000 is slightly above the fair market value of €677,957, signaling a lack of affordability for families seeking rental options. The neighbourhood's moderate score of 70/100 further suggests that there may be better value alternatives in the market for families. Buy-and-hold Despite solid location factors such as proximity to Lisbon, the apartment’s listing price exceeds its fair value by a mere 0.2%, suggesting it is overpriced for a long-term hold strategy. Investors may find that the expected 2.9% yield does not compensate adequately for the elevated entry price, making it less attractive for a buy-and-hold approach.
Tenant turnover risk: With a tenant stability score of 65/100, there is a significant risk of increased turnover, potentially leading to higher vacancy rates and associated costs.
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