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 108 m², built in 2019, energy rating A+. Located Barcarena parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment boasts a spacious 32 m² living room with direct access to a large balcony equipped with glass curtains, enhancing its usability throughout the year.
The valuation. The asking price of €610,000 sits €121,271 (24.8%) above the fair value of €488,729. This indicates the property is overpriced.
Fair value modelled at €488,729 from 6 comparable sales in the area. Asking €610,000 sits €121,271 (24.8%) above — overpriced versus fair value.
Asking €610,000 versus the Barcarena, Oeiras, Lisbon area baseline of €456,012 (€4,222/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €456,012, adjusted for condition and micro-location, gives a modelled fair value of €488,729 (€4,525/m²), a €121,271 (24.8%) gap versus the €610,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barcarena · 65302c | Subject | €610,000 | €5,648 | — | 80 | 72 |
| travessa Visconde Moreira de Rey, 4 | Active | €750,000 | €5,282 | 6.5% | 80 | 77 |
| praceta Luís Cristino da Silva S / N | Active | €890,000 | €6,403 | 13.4% | 80 | 70 |
| avenida Doutor Fernando Ricardo Ribeiro Leitão, 14 | Active | €625,000 | €3,397 | 39.9% | 70 | 75 |
| rua Manuel Inácio | Active | €820,000 | €4,713 | 16.6% | 82 | 72 |
| Median comp | €785,000 | €4,998 | 11.5% | 80 | 74 |
Long-term rental The listing price of €610,000 represents a 24.8% gap from its fair value of €488,729, making it an expensive option for long-term rental investors. With a low gross yield of 1.7% and a condition score of 78/100, the investment lacks compelling financial returns relative to the property cost. Family rental At €610,000, this property is overpriced compared to the fair market value of €488,729, creating a 24.8% discrepancy that may deter family renters seeking value. Given the good condition rating of 78/100 and the beneficial suburban environment, the appeal for families may not compensate for the elevated price. Buy-and-hold The high listing price of €610,000, significantly above the fair value of €488,729, suggests that this buy-and-hold strategy may not yield satisfactory long-term capital appreciation. Investors might find that the property’s low 1.7% yield combined with its significant overpricing limits potential returns in the future.
Economic and Tenant Instability Risk: With both economic and tenant stability scores at 70/100, there's a moderate risk of fluctuating market conditions that could affect rental income and tenant turnover rates, potentially leading to increased vacancies and revenue loss.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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