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.
2-bedroom, 2-bathroom apartment of 81 m², built in 1981, energy rating B. Located on rua António Sérgio, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment features a closed balcony of 6 m², accessible from both bedrooms, enhancing living space while providing options for relaxation and outdoor enjoyment.
The valuation. The asking price of €475,000 is significantly above the fair value of €422,802, making it overpriced by €52,198 (12.3%). This discrepancy suggests a premium that may hinder investment returns.
Fair value modelled at €422,802 from 5 comparable sales in the area. Asking €475,000 sits €52,198 (12.3%) above — overpriced versus fair value.
Asking €475,000 versus the rua António Sérgio area baseline of €368,738 (€4,552/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €368,738, adjusted for condition and micro-location, gives a modelled fair value of €422,802 (€5,220/m²), a €52,198 (12.3%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Sérgio | Subject | €475,000 | €5,864 | — | 80 | 70 |
| rua da Quinta das Palmeiras, 93 | Active | €510,000 | €12,143 | 107.1% | 78 | 60 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · f35f3d | Active | €475,000 | €5,220 | 11.0% | 80 | 76 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 28b6ff | Active | €475,000 | €5,220 | 11.0% | 78 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 023caa | Active | €475,000 | €5,220 | 11.0% | 78 | 76 |
| Median comp | €475,000 | €5,220 | 11.0% | 78 | 75 |
Long-term rental The property’s gross yield of 2.9% indicates it may not sufficiently cover the investment cost, especially given its 12.3% gap above fair value. Moreover, the neighbourhood score of 70/100 suggests limited tenant quality, which could further impact rental demand. Family rental While the apartment may appeal to families due to its size, the current asking price of €475,000, which is 12.3% higher than the fair value, decreases its attractiveness within the family rental market. Additionally, the neighbourhood’s score of 70/100 may pose challenges in attracting quality tenants seeking stable housing options. Buy-and-hold The 12.3% premium over fair value makes this property a less appealing option for a buy-and-hold strategy, particularly given the low yield of 2.9%. The moderate condition rating of 82/100 indicates that while the property is in good shape, potential long-term returns may not justify the current investment.
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate risk of tenant turnover, which could impact consistent rental income.
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