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, 0-bathroom apartment of 51 m², energy rating D. Located on jardim de Paço de Arcos, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment boasts heritage-inspired worked ceilings that enhance its elegance, alongside a strategic location offering both garden and sea views. Investment Opportunity: Positioned near the tourist-friendly historic center of Paço de Arcos, it promises high rental occupancy rates.
The valuation. The asking price of €500,000 exceeds the fair value of €251,844 by €248,156, representing a 49.6% overvaluation. This property is priced above the market's realistic expectations.
Fair value modelled at €251,844 from the area baseline, adjusted for condition and location. Asking €500,000 sits €248,156 (49.6%) above — overpriced versus fair value.
Asking €500,000 versus the jardim de Paço de Arcos area baseline of €230,418 (€4,518/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 82 · Materials 79 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 65/100 (Housing Market 75 · Amenities 60 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
jardim de Paço de Arcos
Area baseline €230,418 + condition +€4,303 + location +€14,012 = modelled fair value of €251,844 (€4,938/m²), a €248,156 (49.6%) gap versus the €500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| jardim de Paço de Arcos | Subject | €500,000 | €9,804 | — | 82 | 65 |
| jardim de Paço de Arcos | Active | €600,000 | €8,108 | 17.3% | 78 | 76 |
| rua Doutor António Ilídio Teixeira de Vasconcelos, 6 | Active | €359,000 | €7,327 | 25.3% | 73 | 73 |
| rua Carlos Luz, 5 | Active | €255,000 | €7,969 | 18.7% | 78 | 68 |
| São Domingos de Rana · 956ff7 | Active | €410,000 | €4,505 | 54.0% | 85 | 78 |
| Median comp | €384,500 | €7,648 | 22.0% | 78 | 75 |
Long-term rental The projected gross yield of 2.4% does not justify the €500,000 listing price, especially given the substantial gap of 49.6% from the fair value of €251,844. This property is overpriced, making it a less compelling option for long-term rental investors seeking reliable returns. Family rental While the suburban setting near Lisbon offers decent access to amenities, the 65/100 neighborhood rating suggests potential limitations in tenant attraction compared to other areas. With a fair value nearly half the listing price, this property remains overpriced and may deter families looking for quality rental options. Buy-and-hold The investment in a buy-and-hold strategy is undermined by the property’s significant markup, as evidenced by the €500,000 asking price compared to the fair value of €251,844. Overpriced properties present a higher risk for long-term capital appreciation and may affect future returns negatively.
Tenant turnover risk: With a tenant stability score of 65/100, there is an increased likelihood of turnover, which could lead to higher vacancy rates and associated costs.
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