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, 3-bathroom apartment of 130 m² on the 2nd floor, built in 2018, energy rating A. Located on rua José de Azambuja Proença, 9, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment's large terrace extends the living space for outdoor activities, and the gated community provides enhanced security and a sense of exclusivity. Condition Notes: The property is in excellent condition, showcasing minimal wear due to recent maintenance and care.
The valuation. The asking price of €1,550,000 sits significantly above the fair value of €838,133, displaying a difference of €711,867 (84.9%). This property is clearly overpriced, limiting its potential for a beneficial investment.
Fair value modelled at €838,133 from 6 comparable sales in the area. Asking €1,550,000 sits €711,867 (84.9%) above — overpriced versus fair value.
Asking €1,550,000 versus the rua José de Azambuja Proença, 9 area baseline of €751,264 (€5,779/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €751,264, adjusted for condition and micro-location, gives a modelled fair value of €838,133 (€6,447/m²), a €711,867 (84.9%) gap versus the €1,550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José de Azambuja Proença, 9 | Subject | €1,550,000 | €11,923 | — | 83 | 75 |
| rua Artur Bual | Active | €2,285,000 | €6,491 | 45.6% | 80 | 75 |
| rua Actor António Sacramento, 2 | Active | €2,285,000 | €6,491 | 45.6% | 85 | 75 |
| praceta Luís Cristino da Silva S / N | Active | €890,000 | €6,403 | 46.3% | 80 | 70 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 4d473f | Active | €2,285,000 | €6,491 | 45.6% | 85 | 72 |
| Median comp | €2,285,000 | €6,491 | 45.6% | 83 | 74 |
Long-term rental The 3-bed apartment in Oeiras e São Julião da Barra is overpriced by 84.9%, making it difficult to achieve a favorable return on investment through long-term rentals, where the gross yield stands at only 1.3%. Given the high cost compared to its fair value of €838,133, this strategy does not align with prudent investment practices. Family rental Given the significant gap of 84.9% from its fair value, the apartment's pricing at €1,550,000 suggests it is overpriced and not conducive to affordable family rental opportunities. With a gross yield of only 1.3%, the financial return does not justify the investment in this segment. Buy-and-hold As the property is overpriced by 84.9%, the buy-and-hold strategy may not yield the desired appreciation or cash flow, especially with a low gross yield of 1.3%. Investing in this apartment at €1,550,000 does not present a viable long-term value proposition compared to its fair value of €838,133.
Potential Economic Downturn The property has an economic stability score of 80/100, which suggests a moderate risk of decreased demand in the event of a downturn affecting local economic conditions, impacting rental income and tenant retention.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
