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.
1-bedroom, 1-bathroom apartment of 41 m² on the 3rd floor, built in 1977, energy rating D. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment includes a spacious private balcony perfect for outdoor dining, enhancing the living experience with panoramic views of the coastline.
The valuation. The asking price of €269,000 is significantly above the fair value of €197,736, making it overpriced by €71,264 or 26.5%. Such a discrepancy suggests that potential buyers should approach with caution.
Fair value modelled at €197,736 from the area baseline, adjusted for condition and location. Asking €269,000 sits €71,264 (26.5%) above — overpriced versus fair value.
Asking €269,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €183,188 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 (Condition 62 · Materials 65 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 75 · Amenities 75 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon
Area baseline €183,188 + condition -€8,777 + location +€18,774 = modelled fair value of €197,736 (€4,823/m²), a €71,264 (26.5%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 225aa0 | Subject | €269,000 | €6,561 | — | 62 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6eb9cb | Active | €290,000 | €6,444 | 1.8% | 60 | 74 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 25f54d | Active | €369,000 | €4,731 | 27.9% | 65 | 70 |
| praceta Gonçalves Zarco | Active | €425,000 | €5,313 | 19.0% | 68 | 71 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 001503 | Active | €269,000 | €5,848 | 10.9% | 72 | 74 |
| Median comp | €329,500 | €5,581 | 14.9% | 67 | 73 |
Long-term rental This property is currently overpriced at €269,000, significantly surpassing the fair value estimate of €197,736, which translates to a 26.5% gap. While the gross yield of 4.1% might attract some investors, the high purchase price diminishes the long-term rental appeal in this suburban market. Family rental Given the suburban characteristics and decent neighborhood rating of 75/100, the property could appeal to families, but its current pricing makes it less attractive. With the fair value considerably lower than the asking price, families may choose more affordable options nearby, limiting rental demand. Buy-and-hold Investors considering a buy-and-hold strategy may find this property less favorable due to its 26.5% overpricing relative to fair value. The relatively average condition score of 61/100 further suggests that long-term capital appreciation may not be realized given the current market conditions.
Economic downturn risk With an economic stability score of 75, there is a moderate risk of adverse market conditions affecting rental demand and property values, especially if local economic factors worsen. Tenant turnover risk A tenant stability score of 75 indicates a fair likelihood of turnover which could lead to increased vacancy rates and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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