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 80 m², built in 2026, energy rating D. Located on praceta Gonçalves Zarco, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment offers the rare opportunity to convert back to a T3 layout, complemented by a functional design that maximizes light and space on the 4th floor. Premium Location: Positioned near both Praia da Torre and Nova SBE, it provides excellent accessibility to local amenities and transport links.
The valuation. The asking price of €425,000 sits €39,784 (9.4%) above the fair value of €385,216, indicating that this property is overpriced.
Fair value modelled at €385,216 from the area baseline, adjusted for condition and location. Asking €425,000 sits €39,784 (9.4%) above — overpriced versus fair value.
Asking €425,000 versus the praceta Gonçalves Zarco area baseline of €357,440 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 68 · Materials 62 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 75 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
praceta Gonçalves Zarco
Area baseline €357,440 + condition -€11,875 + location +€30,771 = modelled fair value of €385,216 (€4,815/m²), a €39,784 (9.4%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Gonçalves Zarco | Subject | €425,000 | €5,313 | — | 68 | 71 |
| rua do Porto Santo, 23 | Active | €375,000 | €5,208 | 2.0% | 70 | 69 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6d526c | Active | €475,000 | €5,938 | 11.8% | — | 75 |
| rua Fernando Lopes Graça, 436 | Active | €350,000 | €5,147 | 3.1% | 68 | 76 |
| rua Doutor Flávio de Resende, 8 | Active | €409,000 | €5,244 | 1.3% | — | 68 |
| Median comp | €392,000 | €5,226 | 1.6% | 69 | 72 |
Long-term rental The property in Oeiras is currently overpriced at €425,000, exceeding the fair value of €385,216 by 9.4%. With a gross yield of 3.8% and a condition score of 66/100, the investment returns may not meet the expectations of long-term rental viability. Family rental At a listing price of €425,000, this apartment is overpriced compared to the fair value, which is €385,216, indicating a 9.4% disparity. The neighbourhood score of 71/100 suggests some appeal for families, but the current price may deter potential tenants looking for cost-effective options. Buy-and-hold With the property valued at €425,000, it is overpriced by 9.4% against the fair value of €385,216, which limits its attractiveness for a buy-and-hold strategy. The modest gross yield of 3.8% further diminishes the long-term investment potential in this suburban market. Short-term vacation rental Given the property's overpriced valuation at €425,000 versus the fair value of €385,216, it is not suited for short-term vacation rental. The condition and the yield do not align with the profitability typically sought in this strategy. Student housing The property, priced at €425,000 and 9.4% above its fair value, is not ideal for a student housing strategy. The combination of an average rating and yield does not provide the necessary attraction for a market primarily focused on affordability.
Tenant turnover risk The tenant stability score of 65/100 suggests a potential for increased turnover, which could lead to higher vacancy rates and associated costs.
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