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, energy rating B. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This apartment features contemporary design with high-quality materials, including modern finishes and a recently upgraded kitchen that enhances both aesthetics and functionality.
The valuation. The asking price of €475,000 is above the fair value of €462,624, resulting in an overpricing of €12,376 (2.6%). Overall, the property is considered overpriced for investment purposes.
Fair value modelled at €462,624 from the area baseline, adjusted for condition and location. Asking €475,000 sits €12,376 (2.6%) 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 €406,588 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 75 · Tenant Quality 70). 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 €406,588 + condition +€4,266 + location +€41,669 = modelled fair value of €462,624 (€5,084/m²), a €12,376 (2.6%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · ba3a08 | Subject | €475,000 | €5,220 | — | 75 | 75 |
| rua António Sérgio, 10A | Active | €475,000 | €5,864 | 12.3% | 85 | 78 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 261e91 | Active | €475,000 | €5,864 | 12.3% | 73 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 8935ff | Active | €475,000 | €4,750 | 9.0% | 78 | 70 |
| urbanização Quinta da Terrugem Terrugem | Active | €575,000 | €4,792 | 8.2% | 80 | 75 |
| Median comp | €475,000 | €5,328 | 2.1% | 79 | 74 |
Long-term rental The 2-bed apartment, priced at €475,000, presents a modest gross yield of 3%, which does not sufficiently compensate for its current valuation above fair value. Given the fair value assessment of €462,624, the gap of 2.6% indicates that this property is overpriced for long-term rental purposes. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy appears unwise, as the fair value of €462,624 highlights a minor appreciation potential against the listing price of €475,000. With the property overpriced by 2.6%, the anticipated returns may not justify the investment over time. Family rental With an appealing condition score of 78/100, the 2-bed apartment could serve as a family rental, yet the listing price of €475,000 exceeds its fair value of €462,624, indicating a 2.6% overpricing. This situation may hinder the rental attractiveness to families seeking reasonable housing costs relative to market averages.
Tenant turnover risk High tenant turnover may occur due to the 70/100 tenant stability score, indicating potential challenges in retaining tenants and ensuring consistent cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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