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 91 m², built in 1978, energy rating B. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This apartment features a dedicated 10 m² storage room, perfect for additional organization and freeing up living space, along with modern PVC windows enhancing energy efficiency.
The valuation. The asking price of €475,000 is 1.1% above the fair value of €469,978, indicating that the property is overpriced. Potential buyers should approach the negotiation with caution given this premium.
Fair value modelled at €469,978 from the area baseline, adjusted for condition and location. Asking €475,000 sits €5,022 (1.1%) 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 €416,689 (€4,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 75 · 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 €416,689 + condition +€9,953 + location +€43,336 = modelled fair value of €469,978 (€5,165/m²), a €5,022 (1.1%) gap versus the €475,000 asking price.
Long-term rental The property is overpriced at €475,000, with a fair value of €469,978, reflecting a minimal gap of 1.1%. Given the gross yield of 3% and the high condition score of 82/100, long-term rental may provide moderate returns, but the entry price is not compelling. Buy-and-hold With the apartment priced above its fair value, the 3% yield suggests that long-term capital appreciation may be limited. The condition rating of 82/100 is decent, yet the premium price diminishes the attractiveness of this buy-and-hold strategy. Family rental While the apartment's location in a family-oriented neighborhood and proximity to amenities are advantages, its current listing price of €475,000 indicates it is overpriced. The 3% gross yield does not justify the expense for families looking for a supportive environment at a reasonable cost. Not ideal for student housing Priced at €475,000, the property fails to represent a viable option for student housing markets, as it is overpriced above its fair value. The commitment needed for such a purchase is too high for the student demographic, making this strategy unlikely to succeed. Not ideal for luxury market Selling at €475,000, this apartment does not align with luxury market expectations, primarily due to its overpriced status. Families seeking luxury attributes may be deterred by both the price and the average condition of the property. Not ideal for short-term vacation rental The €475,000 listing price positions this property above fair value, rendering it unfavorable for short-term vacation rentals. The existing gross yield of 3% and the condition score indicate it lacks the revenue potential to support a successful short-term rental strategy.
Potential Economic Fluctuations There could be a risk of reduced cash flow if economic conditions worsen, given the economic and tenant stability scores are both at 75/100, indicating moderate vulnerability to downturns.
