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 95 m², built in 1996, energy rating D. Located on rua Comandante Ruben Auber Tavares de Melo S / N, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment offers an independent entrance with a private porch, and it includes pre-installation for electric vehicle charging, enhancing modern living convenience.
The valuation. The asking price of €495,000 sits €11,810 (2.4%) above the fair value of €483,190, reflecting that this property is overpriced. This discrepancy suggests a need for caution for prospective investors. Buy-to-flip angle. Given the property’s stylish finishes and high-quality materials, a resale strategy could target a higher-end market, aiming for a significant markup upon renovation and quick sale. Buy-to-let angle. With an estimated gross yield of 3.2% and projected monthly rental income around €1,320, this property offers potential for steady cash flow through long-term family rentals.
Fair value modelled at €520,833 from 5 comparable sales in the area. Asking €495,000 sits €25,833 (5.0%) below — the upside to fair value.
Asking €495,000 versus the rua Comandante Ruben Auber Tavares de Melo S / N area baseline of €446,125 (€4,696/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €446,125, adjusted for condition and micro-location, gives a modelled fair value of €520,833 (€5,482/m²), a €25,833 (5.0%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Comandante Ruben Auber Tavares de Melo S / N | Subject | €495,000 | €5,211 | — | 82 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 5da318 | Active | €1,250,000 | €5,482 | 5.2% | 82 | 71 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · cc9a57 | Active | €455,000 | €5,417 | 4.0% | 78 | 78 |
| urbanização das Silveiras | Active | €599,000 | €6,885 | 32.1% | 75 | 68 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 15e3b1 | Active | €422,000 | €5,481 | 5.2% | 80 | 81 |
| Median comp | €527,000 | €5,482 | 5.2% | 79 | 75 |
Long-term rental Given its 3.2% gross yield and a notable condition rating of 81/100, this property does offer potential for stable long-term rental income, but the current listing price exceeds fair value by 2.4%. The neighborhood's adequate amenities and tenant quality suggest that while it may be tenable, the property is still overpriced relative to its true worth. Buy-and-hold While the property is situated in a Lisbon suburb with access to city amenities, the valuation gap of 2.4% indicates that it is overpriced, complicating its appeal as a buy-and-hold investment. The combination of a decent condition score and moderate rental yield does not justify the current listing price. Family rental This 3-bed apartment's location can attract families due to its proximity to Lisbon, yet with a fair value substantially lower than the listing price, the investment is framed as overpriced. Although the dwelling's condition is decent, the financial metrics do not support the current valuation for family rental purposes.
Economic Sensitivity With both economic and tenant stability scores at 75/100, there is a considerable risk that fluctuations in the economy could lead to increased vacancy rates or decreased rent levels, impacting overall ROI.
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