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 113 m², built in 2008, energy rating C. Located on rua Doutor José da Cunha, 11, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This apartment features a spacious living room balcony perfect for relaxation, and boasts a separate laundry area enhancing its functional layout.
The valuation. The asking price of €620,000 is above the fair value of €575,928, resulting in an overpricing of €44,072 (7.1%). This suggests that the property does not represent a financially sound investment at its current listing.
Fair value modelled at €575,928 from the area baseline, adjusted for condition and location. Asking €620,000 sits €44,072 (7.1%) above — overpriced versus fair value.
Asking €620,000 versus the rua Doutor José da Cunha, 11 area baseline of €504,884 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor José da Cunha, 11
Area baseline €504,884 + condition +€8,828 + location +€49,673 = modelled fair value of €575,928 (€5,097/m²), a €44,072 (7.1%) gap versus the €620,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor José da Cunha, 11 | Subject | €620,000 | €5,487 | — | 78 | 74 |
| urbanização Polima | Active | €499,000 | €3,780 | 31.1% | 74 | 72 |
| avenida Ultramar | Active | €679,000 | €6,790 | 23.8% | 78 | 77 |
| rua de São Paulo, 7 | Active | €410,000 | €4,824 | 12.1% | 75 | 74 |
| Carcavelos e Parede · f366a7 | Active | €670,000 | €5,877 | 7.1% | 80 | 70 |
| Median comp | €584,500 | €5,351 | 2.5% | 77 | 73 |
Long-term rental The property's gross yield of 2.7% is modest, which indicates a relatively low return on investment for a long-term rental strategy. Given the fair value of €575,928 and the listing price of €620,000, this property appears overpriced, limiting potential financial benefits in the current market. Buy-and-hold With a gap of 7.1% from fair value, entering a buy-and-hold strategy with this property is not ideal due to the high acquisition cost. Future capital appreciation is uncertain, especially considering the property is currently priced above its fair value. Family rental The neighborhood quality rating of 74/100 suggests a suitable environment for family rentals, but the property's pricing dynamics hinder its attractiveness. With an overpriced listing of €620,000 relative to the fair value, it risks decreased appeal to family tenants who seek better value options. Not ideal for luxury market This property does not align with luxury market demands, particularly given its pricing and rental yield characteristics. The suburb's attributes do not support the luxury segment effectively, rendering it less desirable for high-end investment. Not ideal for short-term vacation rental The property’s 2.7% yield and pricing above fair value make it a poor fit for short-term vacation rentals, where investors typically seek higher returns. Additionally, suburban characteristics may not attract the same demand as urban vacation rentals.
Tenant turnover risk With a tenant stability score of 70/100, there is a potential risk of higher turnover rates costing the property increased vacancy and leasing expenses.
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