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 113 m² on the 1st floor, built in 1999, energy rating C. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment boasts a spacious 216 m² private garden, perfect for outdoor leisure activities and enhancing family living, which is a rare feature in urban settings.
The valuation. The asking price of €695,000 sits €39,608 above the fair value of €655,392, representing a 6.0% premium. This indicates that the property is priced accurately given current market conditions.
Fair value modelled at €655,392 from 6 comparable sales in the area. Asking €695,000 sits €39,608 (6.0%) above — overpriced versus fair value.
Asking €695,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €633,326 (€5,605/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 is below the parish average, reducing 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 €633,326, adjusted for condition and micro-location, gives a modelled fair value of €655,392 (€5,800/m²), a €39,608 (6.0%) gap versus the €695,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 622a40 | Subject | €695,000 | €6,150 | — | 71 | 73 |
| travessa Pinto Correia, 12 | Active | €519,000 | €6,329 | 2.9% | 76 | 73 |
| rua Lino de Assunção, 14 | Active | €500,000 | €7,692 | 25.1% | 73 | 68 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · be962d | Active | €896,000 | €5,271 | 14.3% | — | 81 |
| rua Luís de Oliveira Guimarães, 4 | Active | €649,000 | €6,490 | 5.5% | 70 | 83 |
| Median comp | €584,000 | €6,410 | 4.2% | 73 | 77 |
Long-term rental The property presents a gross yield of 2.4%, slightly below market expectations for investment rental properties. Given the fair valuation relative to similar properties in the area, it offers stable returns while benefiting from nearby suburban amenities. Family rental The apartment, being a spacious 113m², is suitable for families looking for larger living spaces while enjoying the proximity to Lisbon. With a neighbourhood rating of 73/100, it offers a balanced environment for families, albeit the property is priced slightly above its fair value. Buy-and-hold As a buy-and-hold investment, the property is positioned within a growing market influenced by the metropolitan allure of Lisbon. While it holds a fair value, potential appreciation may be limited by slightly low immediate yields and current pricing. Not ideal for luxury market The property’s pricing and condition suggest it's not suited for the luxury market, where expectations typically exceed the current valuation. Not ideal for short-term rental Given its location and appearance, the property is not ideal for short-term rentals, which often demand higher returns than the current yield can provide. Not ideal for student housing The apartment's characteristics and neighborhood profile do not align well with the needs of student housing, which tend to favor more affordable and central options.
Tenant turnover risk High tenant turnover may be a concern due to both economic and tenant stability scores being at 70/100, indicating potential fluctuations in rental income and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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