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 76 m² on the 3rd floor, built in 1981, energy rating D. Located on rua Adriano José da Silva, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment boasts several balconies, enhancing its appeal, and is located just 500 meters from the Paço de Arcos Train Station, ensuring excellent transport connectivity.
The valuation. The asking price of €475,000 is significantly above the fair value of €392,746, indicating the property is overpriced by €82,254 (17.3%). This discrepancy suggests potential difficulty in achieving a profitable sale in the near term.
Fair value modelled at €392,746 from the area baseline, adjusted for condition and location. Asking €475,000 sits €82,254 (17.3%) above — overpriced versus fair value.
Asking €475,000 versus the rua Adriano José da Silva area baseline of €339,568 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Adriano José da Silva
Area baseline €339,568 + condition +€8,550 + location +€36,192 = modelled fair value of €392,746 (€5,168/m²), a €82,254 (17.3%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Adriano José da Silva | Subject | €475,000 | €6,250 | — | 80 | 76 |
| rua Brito Camacho, 11 | Active | €450,000 | €7,258 | 16.1% | 80 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · dc1457 | Active | €475,000 | €6,884 | 10.1% | 82 | 74 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 735470 | Active | €425,000 | €4,830 | 22.7% | 85 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 4201fa | Active | €475,000 | €5,938 | 5.0% | 75 | 74 |
| Median comp | €462,500 | €6,411 | 2.6% | 81 | 74 |
Long-term rental With a gross yield of 3%, this property may not generate sufficient income to justify its listing price of €475,000, especially as it is 17.3% above the fair value. Potential tenants may be deterred by the high rental costs relative to the apartment's value and neighborhood ratings. Family rental While the property is located in a suburban area with access to employment centers and public services, the high price point of €475,000 limits its attractiveness for family rentals. Families typically seek more space and amenities for a better price, making this listing less competitive in the market. Buy-and-hold Investing in this property as a long-term asset would expose investors to the risk of declining value given its 17.3% over the fair value, potentially reducing future returns. The current condition score of 82/100 suggests quality but does not offset the financial misalignment of the property price with its value context.
Economic downturn risk A high economic stability score of 85/100 suggests robust market conditions, but the tenant stability score of 70/100 indicates potential vulnerabilities in tenant retention, which could impact long-term revenue.
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