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, 2-bathroom apartment of 139 m², energy rating B. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment includes a dedicated garage box and a storage room, enhancing practicality for urban living while the suite boasts a private balcony for added outdoor space.
The valuation. The asking price of €875,000 is significantly higher than the fair value of €740,583, presenting an overpricing of €134,417 (18.2%). This discrepancy suggests a challenging investment opportunity for potential buyers.
Fair value modelled at €740,583 from 6 comparable sales in the area. Asking €875,000 sits €134,417 (18.2%) above — overpriced versus fair value.
Asking €875,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €688,438 (€4,953/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €688,438, adjusted for condition and micro-location, gives a modelled fair value of €740,583 (€5,328/m²), a €134,417 (18.2%) gap versus the €875,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · ade6a7 | Subject | €875,000 | €6,295 | — | 72 | 73 |
| rua António Sérgio | Active | €475,000 | €5,864 | 6.8% | 80 | 70 |
| rua Comandante Luis Filipe de Araújo S / N | Active | €970,000 | €6,258 | 0.6% | 80 | 70 |
| urbanização Quinta da Terrugem Terrugem | Active | €575,000 | €4,792 | 23.9% | 80 | 75 |
| rua Manuel Inácio | Active | €820,000 | €4,713 | 25.1% | 82 | 72 |
| Median comp | €697,500 | €5,328 | 15.4% | 80 | 71 |
Long-term rental The current listing price of €875,000 suggests a gross yield of only 2.4%, significantly underperforming against typical expectations for rental investments. Given that the fair value stands at €740,583, the property is overpriced by 18.2%, making long-term rental a less appealing strategy. Family rental With a 75/100 condition rating and suburban characteristics, the property has potential for family rental; however, the high asking price undermines its attractiveness. At 18.2% above fair value and a modest yield of 2.4%, this strategy may not generate the desired returns. Buy-and-hold While the property in Oeiras offers decent neighborhood ratings of 73/100, the substantial gap from its fair value renders it a questionable buy-and-hold investment. At €875,000, the property is overpriced by 18.2%, which could impact long-term appreciation and financial advantage for investors.
Economic and Tenant Instability Risk: Given the economic stability score of 70/100 and tenant stability score of 70/100, there is a significant risk of fluctuations in rental income and property value due to potential economic downturns affecting tenant demand and financial reliability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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