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 90 m². Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment includes a top-floor terrace with unobstructed sea views and offers a storage room for additional convenience.
The valuation. The asking price of €535,000 is significantly above the fair value of €439,235, representing an overprice of €95,765 (17.9%). This property is therefore deemed overpriced and may not attract serious investors.
Fair value modelled at €439,235 from the area baseline, adjusted for condition and location. Asking €535,000 sits €95,765 (17.9%) above — overpriced versus fair value.
Asking €535,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €402,120 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 70 · Materials 75 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 80 · Amenities 70 · Economic 70 · 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 €402,120 + condition -€9,141 + location +€36,266 = modelled fair value of €439,235 (€4,880/m²), a €95,765 (17.9%) gap versus the €535,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 28bbba | Subject | €535,000 | €5,944 | — | 70 | 72 |
| rua Doutor Flávio de Resende, 8 | Active | €409,000 | €5,244 | 11.8% | — | 68 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6d526c | Active | €475,000 | €5,938 | 0.1% | — | 75 |
| avenida Maria da Conceição | Active | €350,000 | €5,932 | 0.2% | 68 | 72 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 023cfe | Active | €590,000 | €6,556 | 10.3% | 70 | 72 |
| Median comp | €442,000 | €5,935 | 0.2% | 69 | 72 |
Family rental Given the current asking price of €535,000, this 2-bed apartment represents a 17.9% gap compared to its fair value of €439,235, indicating that the property is overpriced. With a yield of only 2.6%, it may struggle to attract families seeking affordable housing in the area. Long-term rental While the location in Oeiras e São Julião da Barra is desirable due to its proximity to Lisbon, the property’s fair value of €439,235 suggests that the current price is significantly overvalued. The low yield of 2.6% further complicates the attractiveness of this investment for long-term rental opportunities. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy is challenged by the current listing price being 17.9% higher than its fair value, classifying it as overpriced. Despite the neighborhood’s decent safety and amenities scores, the low yield of 2.6% raises concerns regarding long-term profitability and capital appreciation.
Economic and Tenant Stability Concerns With both economic stability and tenant stability scores at 70/100, there is a medium risk that the property may experience fluctuations in rental income and potential vacancy issues due to unstable economic conditions and tenant turnover.
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