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, 3-bathroom apartment of 160 m², built in 1982, energy rating D. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment features a dedicated service entrance and an independent laundry room, enhancing functional living and ease of access for daily routines.
The valuation. The asking price of €995,000 is €172,027 (17.3%) above the fair value of €822,973, indicating that the property is overpriced in the current market conditions.
Fair value modelled at €822,973 from the area baseline, adjusted for condition and location. Asking €995,000 sits €172,027 (17.3%) above — overpriced versus fair value.
Asking €995,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €722,880 (€4,518/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 80 · Materials 90 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 75 · 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 €722,880 + condition +€20,000 + location +€70,333 = modelled fair value of €822,973 (€5,144/m²), a €172,027 (17.3%) gap versus the €995,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · cfdf54 | Subject | €995,000 | €6,219 | — | 80 | 74 |
| Carcavelos e Parede · 49b6e8 | Active | €665,000 | €6,045 | 2.8% | 88 | 74 |
| rua Francisco Roque Aguiar, 1 | Active | €910,000 | €4,789 | 23.0% | 78 | 72 |
| Carcavelos e Parede · 6d525c | Active | €589,000 | €6,072 | 2.4% | 76 | 68 |
| Carcavelos e Parede · 956a18 | Active | €750,000 | €5,102 | 18.0% | 80 | 71 |
| Median comp | €707,500 | €5,574 | 10.4% | 79 | 72 |
Family rental The property, listed at €995,000, is selling for 17.3% above its fair value of €822,973, indicating a significant premium. With a gross yield of only 3.6%, this investment may not provide adequate returns for families seeking rental options in the area. Long-term rental Given its current listing price, the 3-bed apartment is overpriced by €172,027 compared to its fair value, leading to a suboptimal investment proposition for long-term rentals. The gross yield of 3.6% further suggests that this property may not generate sufficient passive income over time. Buy-and-hold At €995,000, the property is overvalued by 17.3%, which compromises the potential capital appreciation for a buy-and-hold strategy. Coupled with a modest gross yield of 3.6%, this investment may not align well with the objectives of long-term wealth accumulation.
Tenant turnover risk High tenant turnover may be expected due to a tenant stability score of 70/100, which can lead to increased vacancy rates and associated costs.
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