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 on the 12th floor, built in 1975, energy rating B. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment includes a closed balcony that offers flexible use as a leisure area or home office, enhancing its appeal and functionality in a modern living space.
The valuation. The asking price of €475,000 sits €52,198 (12.3%) above the fair value of €422,802, indicating that the property is overpriced. Buyers should approach with caution in negotiations to avoid overcommitting financially.
Fair value modelled at €422,802 from 4 comparable sales in the area. Asking €475,000 sits €52,198 (12.3%) above — overpriced versus fair value.
Asking €475,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €359,932 (€4,444/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 €359,932, 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 |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 3df2e9 | Subject | €475,000 | €5,864 | — | 80 | 73 |
| 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 · 023caa | Active | €475,000 | €5,220 | 11.0% | 78 | 76 |
| rua António Sérgio | Active | €475,000 | €5,220 | 11.0% | 80 | 80 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · f35f3d | Active | €475,000 | €5,220 | 11.0% | 80 | 76 |
| Median comp | €475,000 | €5,220 | 11.0% | 79 | 76 |
Long-term rental The property is overpriced at €475,000 compared to the fair value of €422,802, representing a 12.3% gap. With a gross yield of only 2.9%, the return potential does not justify the investment at this price point. Family rental While the property is situated in a safe suburban neighborhood with good school access, it remains overpriced given its listing price and the fair value assessment. The family's potential investment may not yield favorable cash flow due to the low rental yield of 2.9%. Buy-and-hold Despite the proximity to Lisbon enhancing market strength, the apartment's listing price exceeds its fair value, marking it as overpriced. This discrepancy indicates a reduced likelihood of achieving optimal long-term appreciation, making it a less attractive buy-and-hold proposition.
Tenant turnover risk The tenant stability score of 70/100 indicates potential challenges with lease renewals and retention, which could lead to increased vacancy rates and associated costs.
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