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.
3-bedroom, 2-bathroom apartment of 100 m², energy rating C. Located on avenida Ultramar, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment's enhanced thermal and acoustic insulation significantly increases energy efficiency, while its easily reversible configuration allows for a potential fourth bedroom if needed.
The valuation. The asking price of €679,000 is significantly higher than the fair value of €515,166, representing an overvaluation of €163,834 (24.1%). This discrepancy signals caution for potential investors.
Fair value modelled at €515,166 from the area baseline, adjusted for condition and location. Asking €679,000 sits €163,834 (24.1%) above — overpriced versus fair value.
Asking €679,000 versus the avenida Ultramar area baseline of €446,800 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 83 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida Ultramar
Area baseline €446,800 + condition +€7,813 + location +€49,453 = modelled fair value of €515,166 (€5,152/m²), a €163,834 (24.1%) gap versus the €679,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Ultramar | Subject | €679,000 | €6,790 | — | 78 | 77 |
| rua Oeiras, 1 | Active | €650,000 | €5,000 | 26.4% | 75 | 75 |
| urbanização Polima | Active | €499,000 | €3,780 | 44.3% | 74 | 72 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · f36680 | Active | €489,000 | €4,842 | 28.7% | 76 | 71 |
| avenida do Ultramar | Active | €669,000 | €4,993 | 26.5% | 85 | 70 |
| Median comp | €574,500 | €4,918 | 27.6% | 76 | 72 |
Long-term rental The property is currently listed at €679,000, which is a 24.1% premium over its fair value of €515,166, indicating it is overpriced. With a gross yield of only 2.2%, this investment lacks strong rental income potential and may not meet investor expectations for long-term returns. Family rental At €679,000, this apartment exceeds fair value by 24.1%, suggesting it is overpriced and may deter potential renting families. While the suburban neighborhood offers residential appeal, the limited yield of 2.2% indicates that the investment may not generate sufficient cash flow to justify the price. Buy-and-hold Given that the property is listed at a price 24.1% above its fair value, it is classified as overpriced, raising concerns for buy-and-hold strategies. The expected yield of 2.2% is relatively low, which diminishes the long-term investment attractiveness in light of the premium pricing.
Potential Vacancy Risk: With a tenant stability score of 75/100, there is a possibility of higher turnover rates which could impact rental income.
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