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 105 m² on the 5th floor, built in 1985, energy rating D. Located on avenida Doutor Francisco de Sá Carneiro S / N, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This apartment features a stunning stone arch and wooden ceiling in the distribution hall, enhancing the character and charm of the entrance space.
The valuation. The asking price of €438,000 is just €2,136 (0.5%) below the fair value of €440,136, indicating that the property is fairly priced within the market expectations.
Fair value modelled at €440,136 from 6 comparable sales in the area. Asking €438,000 sits €2,136 (0.5%) below — the upside to fair value.
Asking €438,000 versus the avenida Doutor Francisco de Sá Carneiro S / N area baseline of €415,236 (€3,955/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €415,236, adjusted for condition and micro-location, gives a modelled fair value of €440,136 (€4,192/m²), a €2,136 (0.5%) gap versus the €438,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Doutor Francisco de Sá Carneiro S / N | Subject | €438,000 | €4,171 | — | 68 | 73 |
| rua São Francisco Xavier | Active | €350,000 | €4,545 | 9.0% | 70 | 72 |
| rua de São Paulo S / N | Active | €395,000 | €3,798 | 9.0% | 64 | 73 |
| rua de Santa Clara, 5 | Active | €390,000 | €4,333 | 3.9% | 68 | 72 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6f422b | Active | €350,000 | €4,217 | 1.1% | 70 | 70 |
| Median comp | €370,000 | €4,275 | 2.5% | 69 | 72 |
Long-term rental The 2-bed apartment in Oeiras presents a yield of 3.7%, which aligns with the area’s average expectations. Given its fair valuation and suburban characteristics, this property can provide consistent rental income over the long term. Family rental With a rating of 73/100 for neighborhood quality, this apartment is suitable for family rentals, appealing to those looking for a residential area close to Lisbon. Although priced at €438,000, it is fair value for families seeking a comfortable living environment. Buy-and-hold Investing in this property for a buy-and-hold strategy may offer moderate appreciation given its fair valuation at €438,000. Additionally, its proximity to Lisbon and decent tenant quality provide a stable foundation for long-term growth, despite the current fair pricing. Not ideal for luxury market The apartment’s condition score of 67/100 and fair value suggest it does not meet the high standards expected in the luxury market. Its suburban nature may limit its appeal to affluent buyers looking for premium properties. Not ideal for student housing While the property is within commuting distance of Lisbon, its fair valuation and suburban residential characteristics may not attract a high volume of student renters. The neighborhood quality rating of 73/100 also indicates a focus on families rather than the student demographic.
Economic downturn risk A sudden economic downturn could impact the property’s value, especially given the Economic stability score of 80/100 and Tenant stability score of 75/100, which may lead to increased vacancies or reduced rental income.
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