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 110 m², energy rating C. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This apartment boasts a large balcony perfect for outdoor entertaining, complemented by stunning sea views and proximity to public transport for easy commuting.
The valuation. The asking price of €750,000 is significantly above the fair value of €654,360, by €95,640 (14.6%). This property is overpriced and does not align with current market expectations.
Fair value modelled at €654,360 from 6 comparable sales in the area. Asking €750,000 sits €95,640 (14.6%) above — overpriced versus fair value.
Asking €750,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €565,607 (€5,142/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €565,607, adjusted for condition and micro-location, gives a modelled fair value of €654,360 (€5,949/m²), a €95,640 (14.6%) gap versus the €750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · d05a1a | Subject | €750,000 | €6,818 | — | 75 | 75 |
| travessa Pinto Correia, 12 | Active | €519,000 | €6,329 | 7.2% | 76 | 73 |
| rua Lino de Assunção, 14 | Active | €500,000 | €7,692 | 12.8% | 73 | 68 |
| rua Oeiras, 1 | Active | €650,000 | €5,000 | 26.7% | 75 | 75 |
| rua João | Active | €490,000 | €5,568 | 18.3% | 72 | 79 |
| Median comp | €509,500 | €5,949 | 12.8% | 74 | 74 |
Long-term rental The property in Oeiras e São Julião da Barra is overpriced by 14.6%, with a fair value of €654,360 against a listing price of €750,000. While the area has decent amenities and tenant quality, the gross yield of 2.9% indicates limited profitability for a long-term rental strategy. Family rental As a family rental option, the 3-bed apartment's current listing exceeds its fair value by 14.6%, which may scare off potential tenants. Although the suburban neighborhood offers solid amenities and schools, the yield of 2.9% suggests that this investment is unlikely to meet the expectations of family renters. Buy-and-hold The buy-and-hold strategy may not be optimal given that the property is overpriced by 14.6% relative to its fair value of €654,360. The modest yield of 2.9% reinforces concerns about the apartment's long-term appreciation in this market. Not ideal for The property is not suitable for the luxury market, student housing, or short-term vacation rental. Given its current pricing dynamics and yield, these segments would likely offer insufficient returns in a competitive landscape.
Tenant turnover risk With a tenant stability score of 70/100, there is a potential for increased tenant turnover, which could result in higher vacancy rates and associated costs for the property.
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