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, 3-bathroom apartment of 239 m² on the 1st floor, built in 2010, 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 practical home automation system that allows remote control of blinds and lighting, enhancing both convenience and modern living standards.
The valuation. The asking price of €820,000 sits €52,514 (6.0%) below the fair value of €872,514, indicating that the property is valued fairly in the current market context. It represents a balanced investment opportunity. Buy-to-flip angle. The property holds potential for a resale strategy, targeting buyers interested in premium living spaces in a desirable location. Renovations are not necessary due to the existing high-end finishes and modern design, maximizing resale profits. Buy-to-let angle. With an estimated rental income of €2,665 per month, the property offers a gross yield of 3.9%, making it an attractive option for long-term rental strategies. Its location near Lisbon enhances its desirability among families seeking stable housing.
Fair value modelled at €872,514 from 6 comparable sales in the area. Asking €820,000 sits €52,514 (6.0%) below — the upside to fair value.
Asking €820,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €697,146 (€2,917/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €697,146, adjusted for condition and micro-location, gives a modelled fair value of €872,514 (€3,651/m²), a €52,514 (6.0%) gap versus the €820,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 3d9969 | Subject | €820,000 | €3,431 | — | 88 | 79 |
| rua Colégio Militar | Active | €849,000 | €3,423 | 0.2% | 85 | 81 |
| rua Oeiras, 3 | Active | €1,070,000 | €2,483 | 27.6% | 80 | 74 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6d51a1 | Active | €780,000 | €4,483 | 30.7% | 79 | 63 |
| rua António Variações | Active | €832,500 | €3,801 | 10.8% | 78 | 76 |
| Median comp | €840,750 | €3,612 | 5.3% | 80 | 75 |
Long-term rental The property offers stable monthly returns with a gross yield of 3.9%, appealing to renters seeking spacious accommodations in proximity to Lisbon. However, its current overvaluation at €820,000, only slightly below the fair value of €872,514, suggests limited room for appreciation in the long term. Family rental With a generous 239m² layout, this apartment is well-suited for families looking to reside in vibrant Oeiras, benefiting from a strong local employment market and quality amenities. The fair pricing reflects the area's demand, although the yield indicates only moderate investment returns. Buy-and-hold This property could serve as a solid long-term investment in a growing neighborhood, yet the fair valuation indicates that current prices align closely with market expectations, limiting potential upside. While tenant quality is high, yielding stable occupancy rates, buyers should be cautious about potential declines in rental yield due to market saturation. Not ideal for short-term vacation rental This intentional choice discourages short-term vacation rentals due to its size and overall family-oriented appeal. Additionally, the property's fair pricing suggests it may not generate sufficient returns to justify the volatility associated with short-term rentals. Not ideal for luxury market The apartment's characteristics do not align with luxury market expectations, which typically seek high-end finishes and exclusivity. Its fair value positioning indicates a potential ceiling on pricing that restricts its appeal to high-net-worth individuals.
Economic downturn vulnerability A minor economic downturn could impact both the economic stability and tenant stability scores, currently both at 80/100, potentially leading to increased vacancy rates and reduced rental income.
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