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 74 m², energy rating C. Located on jardim de Paço de Arcos, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. A Space with Personality: The apartment features ornate ceilings that blend historic charm with modern functionality, enhancing the aesthetic appeal and ambiance for both residents and guests.
The valuation. The asking price of €600,000 is significantly above the fair value of €379,867, resulting in an overvaluation of €220,133 (36.7%). This pricing suggests a premium that does not align with the property's actual worth.
Fair value modelled at €379,867 from the area baseline, adjusted for condition and location. Asking €600,000 sits €220,133 (36.7%) above — overpriced versus fair value.
Asking €600,000 versus the jardim de Paço de Arcos area baseline of €338,846 (€4,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 85 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
jardim de Paço de Arcos
Area baseline €338,846 + condition +€5,781 + location +€35,240 = modelled fair value of €379,867 (€5,133/m²), a €220,133 (36.7%) gap versus the €600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| jardim de Paço de Arcos | Subject | €600,000 | €8,108 | — | 78 | 76 |
| jardim de Paço de Arcos | Active | €500,000 | €9,804 | 20.9% | 82 | 65 |
| rua Carlos Luz, 5 | Active | €255,000 | €7,969 | 1.7% | 78 | 68 |
| rua José Henriques Coelho, 5 | Active | €265,000 | €7,571 | 6.6% | 80 | 76 |
| rua Doutor António Ilídio Teixeira de Vasconcelos, 6 | Active | €359,000 | €7,327 | 9.6% | 73 | 73 |
| Median comp | €312,000 | €7,770 | 4.2% | 79 | 71 |
Family rental The 2-bed apartment in Oeiras is currently overpriced, making it less attractive for family rentals given the high initial investment compared to fair market value. With a gross yield of only 2.2%, families may seek more cost-effective options in the region. Long-term rental As the property sits at a 36.7% gap above its fair value, it poses a challenge for long-term rental viability due to its resulting low yield of 2.2%. Prospective tenants may gravitate towards more affordably priced units, affecting demand for this apartment. Buy-and-hold Investing in this apartment for the buy-and-hold strategy is less appealing given its overpriced status, leading to diminished returns over time. The current gross yield of 2.2% indicates that long-term appreciation may not be sufficient to justify the initial acquisition cost, especially when the fair value is significantly lower.
Tenant turnover risk High tenant turnover may be expected due to the lower tenant stability score of 70/100, potentially impacting rental income consistency over time.
