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.
4-bedroom, 4-bathroom apartment of 352 m² on the 7th floor, built in 2020, energy rating A. Located on rua Artur Bual, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This property features a private terrace with a swimming pool and children's area, enhancing outdoor living with panoramic views of the sea and Tagus River.
The valuation. The asking price of €2,285,000 is significantly above the fair value of €1,816,989, representing an overvaluation of €468,011 (20.5%). This suggests limited potential for immediate value recovery.
Fair value modelled at €1,816,989 from the area baseline, adjusted for condition and location. Asking €2,285,000 sits €468,011 (20.5%) above — overpriced versus fair value.
Asking €2,285,000 versus the rua Artur Bual area baseline of €1,572,736 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 90 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Artur Bual
Area baseline €1,572,736 + condition +€44,000 + location +€161,181 = modelled fair value of €1,816,989 (€5,162/m²), a €468,011 (20.5%) gap versus the €2,285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Artur Bual | Subject | €2,285,000 | €6,491 | — | 80 | 75 |
| estrada de Porto Salvo | Active | €950,000 | €4,338 | 33.2% | 78 | 76 |
| praceta Luís Cristino da Silva S / N | Active | €890,000 | €6,403 | 1.4% | 80 | 70 |
| rua Professor Noronha Feio | Active | €680,000 | €3,350 | 48.4% | 80 | 78 |
| rua Comandante Luis Filipe de Araújo S / N | Active | €970,000 | €6,258 | 3.6% | 80 | 70 |
| Median comp | €920,000 | €5,298 | 18.4% | 80 | 73 |
Long-term rental Given the property’s listing price of €2,285,000 compared to a fair value of €1,816,989, it is evident that this property is overpriced by 20.5%, which may deter affordability for long-term tenants. The 2% gross yield further suggests that the investment return may not justify the elevated purchase price. Family rental While the neighborhood offers basic amenities and a decent tenant quality rating of 75/100, the property’s pricing indicates it is overpriced at €2,285,000 versus a fair value of €1,816,989. This discrepancy reduces the attractiveness for families looking for affordable rental options in the area. Buy-and-hold The property's fair value of €1,816,989, when compared to its listing price of €2,285,000, highlights that it is overpriced by 20.5%, making it a less compelling buy-and-hold investment. Investors may find that the low gross yield of 2% does not counterbalance the risks associated with paying above fair market value for this asset.
Potential Economic Volatility Given an economic stability score of 80/100, there remains a risk of unforeseen market fluctuations that could negatively impact rental income and property value over time.
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