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 property features a striking sea view from the balcony, complemented by a modern remodel that blends contemporary design with its original character.
The valuation. The asking price of €750,000 is €91,432 (13.9%) above the fair value of €658,568, indicating the property is overpriced. Buyers should approach with caution regarding the price-to-value ratio.
Fair value modelled at €658,568 from 4 comparable sales in the area. Asking €750,000 sits €91,432 (13.9%) 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 €618,654 (€5,624/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €618,654, adjusted for condition and micro-location, gives a modelled fair value of €658,568 (€5,987/m²), a €91,432 (13.9%) 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 · 627457 | Subject | €750,000 | €6,818 | — | 70 | 80 |
| travessa Pinto Correia, 12 | Active | €519,000 | €6,329 | 7.2% | 76 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · d05a1c | Active | €495,000 | €5,824 | 14.6% | 70 | 74 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 1e65b4 | Active | €499,000 | €4,708 | 31.0% | 68 | 77 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 622a40 | Active | €695,000 | €6,150 | 9.8% | 71 | 73 |
| Median comp | €509,000 | €5,987 | 12.2% | 71 | 74 |
Long-term rental Given the gross yield of 2.6%, this property does not present an attractive investment opportunity for long-term rental, especially considering the fair value indicates it is overpriced by 13.9%. The location's family residential focus may not compensate for the above-market price, limiting potential returns. Buy-and-hold A buy-and-hold strategy would be challenging with this property, as it is listed at €750,000 while the fair value is €658,568, suggesting it is overpriced. Future appreciation in a suburban area like Oeiras e São Julião da Barra might not be sufficient to justify the current asking price. Family rental Investing in a family rental in this area is hindered by the property's current price of €750,000, which is 13.9% above its fair value. With an average condition score of 68/100, potential appeal to family renters may not offset the high entry cost.
Tenant turnover risk The tenant stability score of 75/100 suggests a moderate risk of tenant turnover, which could lead to potential revenue loss and increased vacancy periods.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
