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, 1-bathroom apartment of 81 m², built in 1978, energy rating B. Located on rua António Sérgio, 10, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment benefits from strategic two-front sun exposure, enhancing comfort and energy efficiency while being just five minutes from Oeiras beaches and essential amenities.
The valuation. The asking price of €475,000 exceeds the fair value of €413,051 by €61,949, indicating a 13.0% overvaluation of the property. Such a price discrepancy may deter potential buyers seeking value. Buy-to-flip angle. The strategy of buying to flip hinges on improving the property to command a higher resale price, though the current pricing suggests limited profit margins due to the overvaluation. Targeting a substantial renovation may be required to realize any gains. Buy-to-let angle. With an estimated rental income of €1,148 per month, the gross yield is a modest 2.9%, which may attract long-term tenants, particularly families. While the suburban feel is appealing, maintaining occupancy at this rental level could be challenging given the asking price.
Fair value modelled at €413,051 from the area baseline, adjusted for condition and location. Asking €475,000 sits €61,949 (13.0%) above — overpriced versus fair value.
Asking €475,000 versus the rua António Sérgio, 10 area baseline of €361,908 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 76 · Materials 82 · Room dimensions 80). 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 António Sérgio, 10
Area baseline €361,908 + condition +€5,063 + location +€37,090 = modelled fair value of €413,051 (€5,099/m²), a €61,949 (13.0%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Sérgio, 10 | Subject | €475,000 | €5,864 | — | 76 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 8935ff | Active | €475,000 | €4,750 | 19.0% | 78 | 70 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 023caa | Active | €475,000 | €5,220 | 11.0% | 78 | 76 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · ba3a08 | Active | €475,000 | €5,220 | 11.0% | 75 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · f35f3d | Active | €475,000 | €5,220 | 11.0% | 80 | 76 |
| Median comp | €475,000 | €5,220 | 11.0% | 78 | 76 |
Long-term rental The property is priced at €475,000, which is 13.0% above its fair value of €413,051, indicating that it is overpriced for long-term rental purposes. With a gross yield of only 2.9%, investors should reconsider engagement given the unfavorable return on investment. Family rental Although the property's proximity to Lisbon makes it appealing for families, its price of €475,000 exceeds the fair market value by 13.0%, positioning it as overpriced for a family rental strategy. The lower yield of 2.9% further suggests that the rental income may not justify the elevated acquisition cost. Buy-and-hold Investing in this property as a buy-and-hold strategy appears less attractive due to its 13.0% overpricing at €475,000 compared to a fair value of €413,051. The 2.9% gross yield signals that holding this asset may not generate sufficient returns over time given current market conditions.
Economic Vulnerability The high economic stability score of 80/100 may not fully offset the lower tenant stability score of 75/100, indicating potential risks in tenant retention and income continuity.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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