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, 1-bathroom apartment of 139 m², energy rating D. Located on rua Constança Capdeville, 12, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment offers a unique 37 m² private terrace with planters, perfect for outdoor relaxation, and is strategically located less than 20 minutes from Caxias Beach and the Maritime Walk.
The valuation. The asking price of €460,000 is significantly above the fair value of €320,196, creating a discrepancy of €139,804 (43.7%). This property is thus considered overpriced, detracting from potential investment appeal.
Fair value modelled at €320,196 from 6 comparable sales in the area. Asking €460,000 sits €139,804 (43.7%) above — overpriced versus fair value.
Asking €460,000 versus the rua Constança Capdeville, 12 area baseline of €274,640 (€1,976/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €274,640, adjusted for condition and micro-location, gives a modelled fair value of €320,196 (€2,304/m²), a €139,804 (43.7%) gap versus the €460,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Constança Capdeville, 12 | Subject | €460,000 | €3,309 | — | 72 | 68 |
| rua Constança Capdeville | Active | €495,000 | €2,357 | 28.8% | 80 | 73 |
| avenida João de Freitas Branco, 34 | Active | €330,000 | €2,895 | 12.5% | 75 | 76 |
| rua 1º de Maio, 16 | Active | €180,000 | €2,250 | 32.0% | 70 | 74 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · b4532a | Active | €159,500 | €1,772 | 46.4% | — | 72 |
| Median comp | €255,000 | €2,304 | 30.4% | 75 | 74 |
Family rental This 2-bed apartment in Oeiras, listed at €460,000, represents a significant gap of 43.7% compared to its fair value of €320,196, indicating it is overpriced for the family rental market. With a gross yield of 3.3% and a neighborhood score of 68/100, this investment may not yield the desired returns for families seeking affordable housing in the area. Long-term rental Given the apartment's fair value compared to its listing price, it is evident that the property is overpriced at €460,000, which could deter long-term renters looking for value. The suburban location offers good access to amenities, yet the 3.3% yield suggests inadequate rental returns for an investment at this price point. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy presents challenges due to its 43.7% overpricing relative to the fair value of €320,196. While the area has decent suburban qualities, the financial metrics indicate that holding this property long-term may not be a viable strategy given the current market dynamics.
Tenant turnover risk High tenant turnover may affect cash flow stability, especially with both economic and tenant stability scores at 70/100 indicating potential instability in occupancy rates.
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