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 209 m² on the 1st floor, built in 2002, energy rating C. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This property features two balconies that significantly enhance the living area's natural light and offer stunning sea views, while triple-glazed windows ensure excellent soundproofing.
The valuation. The asking price of €1,780,000 sits significantly above the fair value of €1,265,945, resulting in an overvaluation of €514,055 (40.6%). This suggests that the property is overpriced in the current market. Buy-to-flip angle. The potential for a buy-to-flip strategy appears limited, given the significant difference between the asking price and estimated fair value, hindering quick resale opportunities. Buy-to-let angle. With an estimated gross yield of only 1.3% (~€1,928/month), the rental income strategy may offer minimal returns, making it less attractive for long-term buy-and-hold investors.
Fair value modelled at €1,265,945 from 6 comparable sales in the area. Asking €1,780,000 sits €514,055 (40.6%) above — overpriced versus fair value.
Asking €1,780,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €1,062,462 (€5,084/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 €1,062,462, adjusted for condition and micro-location, gives a modelled fair value of €1,265,945 (€6,057/m²), a €514,055 (40.6%) gap versus the €1,780,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · b327b8 | Subject | €1,780,000 | €8,517 | — | 82 | 74 |
| Carcavelos e Parede · 41ff9e | Active | €2,650,000 | €12,500 | 46.8% | — | 71 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 4bafb8 | Active | €1,100,000 | €6,627 | 22.2% | 78 | 75 |
| rua Alemanha, 250 | Active | €890,000 | €8,812 | 3.5% | 70 | 70 |
| avenida Doutor Francisco de Sá Carneiro, 9 | Active | €750,000 | €4,630 | 45.6% | 78 | 71 |
| Median comp | €995,000 | €7,720 | 9.4% | 78 | 71 |
Long-term rental The 3-bed apartment in Oeiras e São Julião da Barra shows a significant pricing gap of 40.6% compared to its fair value, indicating it is overpriced for the long-term rental market. With a gross yield of only 1.3%, the investment potential is diminished, making it less attractive for this strategy. Family rental While the suburban location near good schools and amenities may appeal to families, the apartment's listing price of €1,780,000 is 40.6% higher than its fair value, pointing to an overpriced status. Consequently, the potential for stable family rental income is overshadowed by the excessive initial investment. Buy-and-hold The buy-and-hold strategy for this property is compromised by its current market price, which exceeds the fair value by 40.6%, categorizing it as overpriced. Long-term appreciation is uncertain, given both the low gross yield of 1.3% and the inherent risk associated with such a high entry cost.
Potential Tenant Turnover: With a tenant stability score of 70/100, there is a risk of higher tenant turnover, potentially impacting rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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