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 140 m² on the 9th floor, built in 1993, energy rating C. Located on rua Pedro Nunes, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This apartment features a spacious living area with floor-to-ceiling windows that enhance the panoramic views of the surrounding landscape and bring in abundant natural light.
The valuation. The asking price of €490,000 sits below the fair value of €573,107, indicating an undervaluation of €83,107 (14.5%). This presents an attractive opportunity for potential buyers seeking value. Buy-to-flip angle. With strategic renovations targeting high-quality finishes, the aim would be to resell the property at a premium, capitalizing on the area’s appeal. The plan is to enhance the property value significantly before listing it back on the market. Buy-to-let angle. The projected rental income of approximately €1,592/month results in a gross yield of 3.9%, making this an appealing long-term rental investment. This strategy aims to leverage the desirable location for consistent cash flow.
Fair value modelled at €573,107 from 6 comparable sales in the area. Asking €490,000 sits €83,107 (14.5%) below — the upside to fair value.
Asking €490,000 versus the rua Pedro Nunes area baseline of €494,489 (€3,532/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 €494,489, adjusted for condition and micro-location, gives a modelled fair value of €573,107 (€4,094/m²), a €83,107 (14.5%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Pedro Nunes | Subject | €490,000 | €3,500 | — | 75 | 69 |
| urbanização Polima | Active | €499,000 | €3,780 | 8.0% | 74 | 68 |
| rua Garcia de Orta | Active | €610,000 | €4,296 | 22.7% | 72 | 68 |
| rua Pedro Nunes, 24 | Active | €520,000 | €4,522 | 29.2% | 75 | 73 |
| rua das Rosas S / N | Active | €437,000 | €2,665 | 23.9% | 77 | 75 |
| Median comp | €509,500 | €4,038 | 15.4% | 75 | 71 |
Family rental The property in Oeiras e São Julião da Barra, Paço de Arcos e Caxias is an attractive option for family rentals, given its spacious 140m² layout and a competitive listing price of €490,000, which is 14.5% below its fair value. With a gross yield of 3.9% and a decent neighbourhood score of 69/100, it presents a reliable choice for families seeking quality housing close to Lisbon. Long-term rental This 3-bed apartment offers a stable investment opportunity in the long-term rental market due to its underpriced valuation of €490,000 compared to a fair value of €573,107, providing an advantageous entry for landlords. The gross yield of 3.9% combined with a condition score of 78/100 enhances its appeal in accommodating long-term tenants. Buy-and-hold Positioned at 14.5% below its fair value, this property represents a solid buy-and-hold investment in the Oeiras region, exploiting the potential for future appreciation in a growing suburban market. Its 3.9% gross yield and key location make it well-suited for long-term capital growth and rent stability.
Economic downturn potential There is a risk that a decline in economic stability, currently rated at 75/100, could negatively impact tenant stability, which is rated at 65/100, leading to increased vacancies or rental defaults.
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