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 125 m², built in 2022, energy rating B. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Transformative layout with an additional room providing versatile space options in a secure gated community, enhancing both comfort and functionality for modern living needs.
The valuation. The asking price of €850,000 is significantly above fair value at €675,374, representing an excess of €174,626 (25.9%). Verdict: overpriced. Buy-to-flip angle. The property can be remodeled and resold for a profit, though its current valuation may limit potential for significant gains post-renovation. Buy-to-let angle. A long-term rental strategy could yield an estimated gross rental income of €1,771/month, resulting in a low gross yield of 2.5% given the high asking price.
Fair value modelled at €675,374 from 6 comparable sales in the area. Asking €850,000 sits €174,626 (25.9%) above — overpriced versus fair value.
Asking €850,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €585,967 (€4,688/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €585,967, adjusted for condition and micro-location, gives a modelled fair value of €675,374 (€5,403/m²), a €174,626 (25.9%) gap versus the €850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 468138 | Subject | €850,000 | €6,800 | — | 80 | 73 |
| rua António Sérgio, 10A | Active | €475,000 | €5,864 | 13.8% | 85 | 78 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · ba3a08 | Active | €475,000 | €5,220 | 23.2% | 75 | 75 |
| rua Barros Queirós S / N | Active | €1,100,000 | €6,111 | 10.1% | 80 | 72 |
| rua Fernão de Magalhães, 92 | Active | €810,000 | €5,586 | 17.8% | 75 | 68 |
| Median comp | €642,500 | €5,725 | 15.8% | 78 | 74 |
Long-term rental The property is overpriced by 25.9%, indicating that the initial investment may not yield significant returns in the long run. With a gross yield of only 2.5%, the financial outlook for long-term rental income appears unfavorable compared to market expectations. Buy-and-hold Given its valuation gap of 25.9%, acquiring this property as a buy-and-hold investment may not make financial sense. The current pricing presents a significant risk of stagnation or decline in appreciation, possibly undermining long-term value growth. Family rental This property is overpriced, which raises concerns about its attractiveness for family rentals in a suburban area with moderate access to amenities. The high purchase price combined with low yield suggests a less favorable investment environment for families seeking quality rental options.
Economic sensitivity The property has a moderate economic stability score of 70/100, indicating potential vulnerability to economic fluctuations that could impact tenant demand and rental income.
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