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, built in 1978, energy rating B. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment boasts a sunroom that seamlessly connects the living area and kitchen, enhancing the social dynamics of the space with abundant natural light.
The valuation. The asking price of €475,000 sits €9,596 (2.0%) above the fair value of €465,404, indicating that the property is overpriced considering its market metrics.
Fair value modelled at €465,404 from the area baseline, adjusted for condition and location. Asking €475,000 sits €9,596 (2.0%) 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 82/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). 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 +€10,380 + location +€38,335 = modelled fair value of €465,404 (€5,114/m²), a €9,596 (2.0%) 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 · 28b6ff | Subject | €475,000 | €5,220 | — | 78 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 261e91 | Active | €475,000 | €5,864 | 12.3% | 73 | 73 |
| rua António Sérgio, 10A | Active | €475,000 | €5,864 | 12.3% | 85 | 78 |
| urbanização Quinta da Terrugem Terrugem | Active | €575,000 | €4,792 | 8.2% | 80 | 75 |
| Median comp | €475,000 | €5,864 | 12.3% | 80 | 75 |
Long-term rental The 2-bed apartment in Oeiras e São Julião da Barra has a fair value of €465,404, making its current asking price of €475,000 2.0% overpriced. With a gross yield of 3%, the investment is unlikely to generate significant returns compared to less inflated options in the market. Family rental This apartment is situated in a suburban area of the Lisbon metropolitan influence, which offers access to jobs and amenities typical for families. However, with the property's current listing being 2.0% above its fair value, it may deter families seeking reasonably priced rental options. Buy-and-hold Despite the satisfactory condition rating of 82/100, the property's asking price exceeds its fair value by 2.0%, making it a less attractive buy-and-hold investment. Investors might find better opportunities within the housing market that do not carry an overpriced label. Not ideal for short-term vacation rental The suburban setting paired with the property's pricing indicates that it does not align with the typical demand for short-term vacation rentals in the region. With €475,000 being significantly over its fair value, the investment is unlikely to yield favorable returns in that market segment. Not ideal for luxury market Given the property's 73/100 neighborhood rating, it does not meet the luxury market threshold. Additionally, the current asking price is not justified by the amenities and quality, making it an unsuitable investment for luxury buyers.
Economic Vulnerability The economic stability score of 70 indicates potential fluctuations in market conditions that could impact property value or rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
