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 32 m², built in 1978, energy rating C. Located on rua Carlos Luz, 5, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The property includes a private outdoor terrace, enhancing its appeal for al fresco living and providing additional space for relaxation. Investment Potential: With its ground-floor position, it offers easy access, making it attractive for rental opportunities.
The valuation. The asking price of €255,000 is significantly above fair value, which is estimated at €159,578. This results in an overvaluation of €95,422, representing a 37.4% premium over the market's assessment. Buy-to-flip angle. Considering the current high-quality condition and modern finishes, a resale strategy targeting upscale buyers could yield a significant profit. However, the existing asking price suggests there may be limited margin for appreciation in the near term. Buy-to-let angle. The estimated rental income of €744 per month offers a gross yield of 3.5%, which is relatively modest. This strategy would serve well for long-term investors seeking stable cash flow within the Greater Lisbon area.
Fair value modelled at €159,578 from the area baseline, adjusted for condition and location. Asking €255,000 sits €95,422 (37.4%) above — overpriced versus fair value.
Asking €255,000 versus the rua Carlos Luz, 5 area baseline of €146,528 (€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 68/100 (Housing Market 70 · Amenities 60 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Carlos Luz, 5
Area baseline €146,528 + condition +€2,500 + location +€10,550 = modelled fair value of €159,578 (€4,987/m²), a €95,422 (37.4%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carlos Luz, 5 | Subject | €255,000 | €7,969 | — | 78 | 68 |
| rua José Henriques Coelho, 5 | Active | €265,000 | €7,571 | 5.0% | 80 | 76 |
| rua Lino de Assunção, 14 | Active | €500,000 | €7,692 | 3.5% | 73 | 68 |
| rua Doutor António Ilídio Teixeira de Vasconcelos, 6 | Active | €359,000 | €7,327 | 8.1% | 73 | 73 |
| rua Adriano José da Silva, 20 | Active | €323,000 | €6,094 | 23.5% | 73 | 75 |
| Median comp | €341,000 | €7,449 | 6.5% | 73 | 74 |
Long-term rental The property's listing price of €255,000 is significantly above its fair value of €159,578, indicating it is overpriced by 37.4%. With a gross yield of only 3.5%, this investment lacks the necessary return potential relative to its cost. Family rental With a fair value considerably lower than the asking price, the property does not present an attractive offer for family rental purposes. The neighborhood score of 68/100 suggests some appeal, but the high cost detracts from potential profitability. Buy-and-hold Despite its reasonable condition rating of 80/100, the significant gap between listing price and fair value means it is overpriced for a buy-and-hold strategy. This investment approach requires a better cost basis to ensure long-term viability and returns. Not ideal for Short-term vacation rental, Luxury market, Student housing
Tenant turnover risk The tenant stability score of 60/100 suggests a higher likelihood of tenant turnover, potentially affecting rental income stability.
