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.
4-bedroom, 4-bathroom apartment of 352 m², built in 2020, energy rating A. Located on rua Actor António Sacramento, 2, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment boasts spacious panoramic balconies offering unobstructed views of the Atlantic Ocean and Parque dos Poetas, enhancing outdoor living with seamless access from all bedrooms.
The valuation. The asking price of €2,285,000 exceeds the fair value of €1,816,989 by €468,011 (20.5%), indicating the property is overpriced.
Fair value modelled at €1,816,989 from the area baseline, adjusted for condition and location. Asking €2,285,000 sits €468,011 (20.5%) above — overpriced versus fair value.
Asking €2,285,000 versus the rua Actor António Sacramento, 2 area baseline of €1,611,808 (€4,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 85 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Actor António Sacramento, 2
Area baseline €1,611,808 + condition +€44,000 + location +€161,181 = modelled fair value of €1,816,989 (€5,162/m²), a €468,011 (20.5%) gap versus the €2,285,000 asking price.
Long-term rental The property is overpriced with a market gap of 20.5% compared to its estimated fair value, which may hinder cash flow for long-term rental investors. The 2% gross yield indicates limited profitability, especially in a suburban setting with only average neighborhood ratings. Family rental Although the property is located in a family-friendly environment, its current pricing reflects a 20.5% premium over fair value, making it a less attractive option for family rentals. The below-average gross yield of 2% suggests that potential cash flow may not justify the investment. Buy-and-hold The buy-and-hold strategy faces challenges as the property is 20.5% overpriced compared to its fair market value, reducing the likelihood of long-term appreciation. Additionally, the gross yield of 2% may not compensate for the high acquisition cost, limiting overall investment viability.
Tenant retention risk: With a tenant stability score of 75/100, there is a notable risk of turnover, which could lead to increased vacancy periods and associated costs.
