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 penthouse of 255 m² on the 8th floor, built in 1985, energy rating D. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The penthouse boasts an expansive 165 m² private terrace offering breathtaking sea views, perfect for outdoor entertaining or creating a tranquil garden oasis.
The valuation. The asking price of €1,200,000 is 7.2% below the fair value of €1,293,554, making it a reasonable investment opportunity in today’s market. Buy-to-flip angle. The resale strategy could leverage the property's potential after minor upgrades to modernize dated fixtures, appealing to buyers seeking upscale living in Oeiras. Buy-to-let angle. With an estimated rental income of €2,700/month, this property offers a gross yield of 2.7%, making it a viable option for long-term family rentals in a desirable suburban area.
Fair value modelled at €1,077,408 from 6 comparable sales in the area. Asking €1,100,000 sits €22,592 (2.1%) above — overpriced versus fair value.
Asking €1,100,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €890,009 (€3,490/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €890,009, adjusted for condition and micro-location, gives a modelled fair value of €1,077,408 (€4,225/m²), a €22,592 (2.1%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 8ee7f3 | Subject | €1,100,000 | €4,314 | — | 72 | 75 |
| rua Carlos Vieira Ramos | Active | €645,000 | €4,388 | 1.7% | 71 | 80 |
| rua Pedra da Lua | Active | €550,000 | €2,821 | 34.6% | 72 | 77 |
| rua Bernardo Costa | Active | €650,000 | €4,063 | 5.8% | 73 | 70 |
| estrada Rebelva | Active | €590,000 | €3,576 | 17.1% | 72 | 79 |
| Median comp | €617,500 | €3,820 | 11.5% | 72 | 78 |
Long-term rental The property in Oeiras e São Julião da Barra offers a reasonable gross yield of 2.7%, reflecting its potential as a long-term rental. Given its fair value alignment, it can provide stable income without significant financial strain on landlord and tenants alike. Buy-and-hold This penthouse is situated in a neighborhood with good residential amenities and a strong tenant demographic, making it a suitable buy-and-hold investment. While the price is fair, the expected market performance and property condition suggest a steady value retention rather than significant appreciation. Family rental With a spacious layout and proximity to amenities in a low-crime area, this property is well-suited for family renters seeking a suburban lifestyle. Although the asking price aligns with fair value, its current condition may require future investments to maintain its appeal in the family rental market.
Economic Vulnerability The property faces potential economic instability with an economic stability score of 75/100, indicating susceptibility to regional economic downturns that could impact tenant retention.**
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