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 90 m², built in 1988. Located on rua Doutor Coutinho Pais, 3, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. The apartment features an unobstructed view of the Tagus River and offers excellent solar exposure due to its East-West orientation, enhancing natural light throughout the home.
The valuation. The asking price of €445,000 sits €9,945 (2.2%) above the fair value of €435,055, indicating that this property is overpriced. A prudent buyer should consider negotiating or exploring other options.
Fair value modelled at €435,055 from the area baseline, adjusted for condition and location. Asking €445,000 sits €9,945 (2.2%) above — overpriced versus fair value.
Asking €445,000 versus the rua Doutor Coutinho Pais, 3 area baseline of €406,620 (€4,518/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 60 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor Coutinho Pais, 3
Area baseline €406,620 + condition -€11,672 + location +€34,617 = modelled fair value of €435,055 (€4,834/m²), a €9,945 (2.2%) gap versus the €445,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Coutinho Pais, 3 | Subject | €445,000 | €4,944 | — | 60 | 71 |
| rua Quinta da Terrugem, 17 | Active | €580,000 | €5,321 | 7.6% | — | 78 |
| Porto Salvo · ba598c | Active | €375,000 | €3,676 | 25.6% | 64 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 023cfe | Active | €590,000 | €6,556 | 32.6% | 70 | 72 |
| rua Comandante Ruben Auber Tavares de Melo, 1A | Active | €495,000 | €4,901 | 0.9% | 75 | 75 |
| Median comp | €537,500 | €5,111 | 3.4% | 70 | 75 |
Long-term rental The property presents a gross yield of 3.4%, which is somewhat compelling; however, its current listing price of €445,000 is 2.2% above the fair value of €435,055, indicating it is overpriced. Investors might find it challenging to secure attractive long-term rental returns due to this valuation discrepancy. Family rental Although the apartment is situated in a suburb with good access to Lisbon, making it potentially suitable for families, the pricing at €445,000 exceeds its fair value, rendering it overpriced. Prospective tenants may be deterred by this mismatch in pricing, which could limit rental appeal. Buy-and-hold While the property in Oeiras may appreciate over time, the current asking price of €445,000 represents a 2.2% premium over the fair value, marking it as overpriced in the context of a buy-and-hold strategy. Investors might find it difficult to justify long-term capital gains with such a pricing imbalance considering the yield and condition ratings. Not ideal for: Luxury market, Short-term vacation rental
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy rates and potential income loss.
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