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 69 m², built in 1972, 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 an enclosed balcony sunroom, enhancing usable space for leisure, and is equipped with advanced PVC windows for improved energy efficiency and noise reduction.
The valuation. The asking price of €475,000 is significantly above its fair value of €382,397, creating a discrepancy of €92,603 (24.2%). This property is categorized as overpriced in the current market.
Fair value modelled at €382,397 from 6 comparable sales in the area. Asking €475,000 sits €92,603 (24.2%) 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 €341,057 (€4,943/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 €341,057, adjusted for condition and micro-location, gives a modelled fair value of €382,397 (€5,542/m²), a €92,603 (24.2%) 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 · 1908b6 | Subject | €475,000 | €6,884 | — | 75 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 3df2e9 | Active | €475,000 | €5,864 | 14.8% | 80 | 73 |
| rua António Sérgio | Active | €475,000 | €5,864 | 14.8% | 80 | 70 |
| rua da Quinta das Palmeiras, 93 | Active | €510,000 | €12,143 | 76.4% | 78 | 60 |
| rua António Sérgio | Active | €475,000 | €5,220 | 24.2% | 80 | 80 |
| Median comp | €475,000 | €5,864 | 14.8% | 80 | 72 |
Family rental The property is overpriced at €475,000, with a fair value of €382,397, indicating a 24.2% gap. Given the low yield of 2.7% in a stable suburban neighborhood, the financial returns for family rentals may not justify the purchase price. Buy-and-hold This apartment's current valuation of €475,000 significantly exceeds its fair value, showcasing its overpriced status with a 24.2% gap. As a buy-and-hold investment, the 2.7% gross yield in a moderately rated neighborhood may lead to suboptimal long-term appreciation and cash flow potential. Long-term rental At €475,000, the apartment is overpriced compared to its fair value of €382,397, resulting in a 24.2% premium. The potential for low returns with a 2.7% yield means this property may not be the best option for long-term rental strategies in a suburban market.
Tenant turnover risk With a tenant stability score of 65/100, there is a heightened risk of frequent tenant turnover, which may disrupt cash flow and increase vacancy rates.
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