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 66 m², built in 1987. Located on rua de Macau S / N, Barcarena parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment's recently remodeled kitchen includes a functional pantry with new shelving, and the property benefits from its location in a quiet square, ensuring peace and privacy.
The valuation. The asking price of €280,000 is approximately 8.5% above the fair value of €256,316, indicating the property is overpriced. Such a valuation suggests potential limitations in investment viability based on market fundamentals.
Fair value modelled at €256,316 from the area baseline, adjusted for condition and location. Asking €280,000 sits €23,684 (8.5%) above — overpriced versus fair value.
Asking €280,000 versus the rua de Macau S / N area baseline of €255,024 (€3,864/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 73 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 80/100 (Housing Market 80 · Amenities 80 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua de Macau S / N
Area baseline €255,024 + condition +€2,475 + location +€27,197 = modelled fair value of €256,316 (€3,884/m²), a €23,684 (8.5%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Macau S / N | Subject | €280,000 | €4,242 | — | 73 | 80 |
| Venteira · 6d55cf | Active | €249,900 | €3,048 | 28.2% | 80 | 72 |
| Queluz e Belas · 6fbd16 | Active | €250,000 | €2,632 | 38.0% | 72 | 74 |
| avenida de Aljubarrota S / N | Active | €299,580 | €3,609 | 14.9% | 73 | 80 |
| Agualva e Mira-Sintra · cfddbb | Active | €295,000 | €2,810 | 33.8% | 72 | 71 |
| Median comp | €272,500 | €2,929 | 31.0% | 73 | 73 |
Long-term rental The property is overpriced at €280,000, while the fair value is €256,316, indicating an 8.5% gap that makes it less attractive for long-term rental investment. Although the gross yield of 4.2% is within acceptable limits, the high initial investment diminishes potential long-term cash flow benefits. Family rental With an asking price of €280,000 against a fair value of €256,316, this property is overpriced, affecting its attractiveness for use as a family rental. The reasonable neighborhood score of 80/100 could appeal to families, but the financial misalignment limits its appeal in this segment. Buy-and-hold The buy-and-hold strategy is compromised by the property's overpriced status at €280,000, compared to its fair value of €256,316, showcasing an 8.5% gap. While the property's condition and neighborhood rating are decent, the overvaluation leads to a suboptimal position for long-term appreciation potential.
Tenant turnover risk High tenant turnover could impact rental income stability, especially with a tenant stability score of 80/100, indicating potential challenges in maintaining consistent occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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