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 100 m² on the 7th floor, built in 1981. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Unique Feature: The apartment includes a modernization project utilizing Artificial Intelligence, tailored for potential transformation into a contemporary open space layout while maintaining a comfortable living environment.
The valuation. The asking price of €539,000 sits 4.5% above the fair value of €515,556. While the property is priced fairly, it does not present an exceptional opportunity for negotiation or value appreciation.
Fair value modelled at €515,556 from 6 comparable sales in the area. Asking €539,000 sits €23,444 (4.5%) above — overpriced versus fair value.
Asking €539,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €505,244 (€5,052/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 is below the parish average, reducing 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 €505,244, adjusted for condition and micro-location, gives a modelled fair value of €515,556 (€5,156/m²), a €23,444 (4.5%) gap versus the €539,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6a91c5 | Subject | €539,000 | €5,390 | — | 70 | 73 |
| rua Comandante Ruben Auber Tavares de Melo, 1A | Active | €495,000 | €4,901 | 9.1% | 75 | 75 |
| rua Fernando Namora | Active | €498,000 | €3,831 | 28.9% | 74 | 74 |
| rua do Lobito, 150 | Active | €546,000 | €5,200 | 3.5% | 65 | 76 |
| Carcavelos e Parede · 6d525c | Active | €589,000 | €6,072 | 12.7% | 76 | 68 |
| Median comp | €522,000 | €5,051 | 6.3% | 75 | 75 |
Family rental The property is situated in a suburban area with access to good schools and safe surroundings, making it appealing to families seeking long-term residences. While the yield of 3.3% gross aligns with expectations, the property’s fair value at €515,556 shows it is fairly priced at €539,000. Long-term rental With a 69/100 condition rating, the apartment remains competitive for long-term rental offerings amidst an area influenced by the proximity to Lisbon and high demand. The fair valuation underscores the property being priced appropriately, which may limit potential for significant rental returns. Buy-and-hold Investors looking for a buy-and-hold strategy can consider this property in the context of steady suburban demand and neighborhood ratings; however, its fair valuation suggests limited room for growth. The 3.3% yield is decent, yet the pricing aligns closely with fair market value, indicating a lack of upside for future appreciation.
Economic volatility risk The economic stability score of 70/100 indicates a moderate risk of economic fluctuations that could impact tenant retention and rental income.
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