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.
1-bedroom, 1-bathroom apartment of 53 m², built in 1982, energy rating C. Located on rua Adriano José da Silva, 20, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment boasts a fully equipped modern kitchen with high-quality materials and an abundance of natural light that enhances its elegant atmosphere.
The valuation. The asking price of €323,000 is significantly above the fair value of €268,446, representing an overvaluation of €54,554 (16.9%). This indicates that the property is overpriced relative to its actual worth.
Fair value modelled at €268,446 from the area baseline, adjusted for condition and location. Asking €323,000 sits €54,554 (16.9%) above — overpriced versus fair value.
Asking €323,000 versus the rua Adriano José da Silva, 20 area baseline of €239,454 (€4,518/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 73 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Adriano José da Silva, 20
Area baseline €239,454 + condition +€1,491 + location +€24,269 = modelled fair value of €268,446 (€5,065/m²), a €54,554 (16.9%) gap versus the €323,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Adriano José da Silva, 20 | Subject | €323,000 | €6,094 | — | 73 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · ba5abd | Active | €295,000 | €6,556 | 7.6% | 74 | 72 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 090087 | Active | €360,000 | €4,615 | 24.3% | 68 | 77 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 090289 | Active | €350,000 | €5,833 | 4.3% | 70 | 71 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 25f54d | Active | €369,000 | €4,731 | 22.4% | 65 | 70 |
| Median comp | €355,000 | €5,282 | 13.3% | 69 | 72 |
Long-term rental The 1-bed apartment in Oeiras is overpriced at €323,000, with a fair value of only €268,446, resulting in a 16.9% gap. While the gross yield of 3.3% may be acceptable in better-valued properties, this premium makes it less attractive for long-term rental purposes. Family rental With a neighbourhood rating of 75/100 and good educational resources nearby, this property could appeal to families, but its overpriced status at €323,000 limits its competitiveness in the market. The gap from fair value makes it challenging for families to justify the expense compared to alternatives in the area. Buy-and-hold Given the strong suburban setting and a yield of 3.3%, the property might seem like a candidate for buy-and-hold investment; however, the €323,000 asking price exceeds its fair value significantly. Investors should reconsider as the potential long-term gains do not justify the current overpriced valuation.
Economic Dependency Risk The economic stability score of 80/100 indicates a relatively strong economy; however, the tenant stability score of 75/100 suggests that there may be fluctuations in tenant retention, which could impact cash flow.
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