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 90 m² on the 3rd floor, built in 1980, energy rating D. Located on rua Adriano José da Silva, 1, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Key Feature: This apartment boasts three balconies, enhancing the living space while providing multiple vantage points for enjoying panoramic views of the Atlantic Ocean. Location Benefit: With public transport just 300 meters away, commuting is both easy and efficient in this tranquil area.
The valuation. The asking price of €460,000 is €15,867 (3.4%) above the fair value of €444,133, indicating that the property is overpriced for the market. Investors should be cautious about overextending on such a purchase.
Fair value modelled at €444,133 from the area baseline, adjusted for condition and location. Asking €460,000 sits €15,867 (3.4%) above — overpriced versus fair value.
Asking €460,000 versus the rua Adriano José da Silva, 1 area baseline of €402,120 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Adriano José da Silva, 1
Area baseline €402,120 + condition +€703 + location +€31,320 = modelled fair value of €444,133 (€4,935/m²), a €15,867 (3.4%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Adriano José da Silva, 1 | Subject | €460,000 | €5,111 | — | 72 | 69 |
| rua Comandante Ruben Auber Tavares de Melo, 1A | Active | €495,000 | €4,901 | 4.1% | 75 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · f36680 | Active | €489,000 | €4,842 | 5.3% | 76 | 71 |
| rua Benguela | Active | €495,000 | €5,211 | 1.9% | 70 | 65 |
| rua Trindade Coelho, 14 | Active | €450,000 | €4,688 | 8.3% | 76 | 75 |
| Median comp | €492,000 | €4,872 | 4.7% | 76 | 73 |
Long-term rental The apartment in Oeiras, priced at €460,000, has a fair value of €444,133, indicating it is overpriced by 3.4%. With a gross yield of 3.6%, the potential return does not justify the premium in a suburban market with average tenant quality. Family rental Given the family-oriented characteristics of the neighborhood, the €460,000 asking price appears excessive compared to the fair value of €444,133. The average condition rating of 76/100 does not support a stronger rental appeal at this price. Buy-and-hold Investing in this property as a long-term hold is not advisable, as it is currently overpriced by 3.4% compared to its fair value of €444,133. The potential for appreciation is limited in a suburban area with a moderate yield of 3.6% and mixed tenant quality.
Tenant turnover risk A tenant stability score of 65/100 indicates potential challenges in maintaining long-term tenants, which could lead to increased vacancy rates and associated costs.
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