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.
1-bedroom, 1-bathroom apartment of 39 m², built in 1959, energy rating E. Located Barcarena parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment boasts a generous 37 m² terrace, ideal for outdoor dining and leisure, enhancing its livability and appeal for gatherings and relaxation.
The valuation. The asking price of €265,000 is significantly above the fair value of €191,431, resulting in an overpricing of €73,569 (38.4%). Such a discrepancy suggests potential challenges for a value-oriented investor. Buy-to-flip angle. The buy-to-flip strategy may be hindered by the property being overpriced, affecting profitability post-renovation or minor upgrades. Investors should consider holding longer to realize potential appreciation rather than flipping immediately. Buy-to-let angle. With an estimated gross yield of 3.6%, generating approximately €795 per month, the rental income strategy could be viable despite the initial high purchase price, appealing to long-term tenants in a mixed neighborhood.
Fair value modelled at €191,431 from 6 comparable sales in the area. Asking €265,000 sits €73,569 (38.4%) above — overpriced versus fair value.
Asking €265,000 versus the Barcarena, Oeiras, Lisbon area baseline of €190,335 (€4,880/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €190,335, adjusted for condition and micro-location, gives a modelled fair value of €191,431 (€4,908/m²), a €73,569 (38.4%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barcarena · 5ed0f8 | Subject | €265,000 | €6,795 | — | 75 | 80 |
| praceta Almirante Gago Coutinho | Active | €160,000 | €4,706 | 30.7% | 75 | 69 |
| rua Cesário Verde, 4 | Active | €239,900 | €3,691 | 45.7% | 74 | 72 |
| Queluz e Belas · 19f78a | Active | €250,000 | €3,846 | 43.4% | 72 | 72 |
| avenida Dom Nuno Álvares Pereira, 59 | Active | €230,000 | €5,111 | 24.8% | 72 | 64 |
| Median comp | €234,950 | €4,276 | 37.1% | 73 | 71 |
Long-term rental The 1-bed apartment in Barcarena is currently overpriced at €265,000, presenting a significant gap of 38.4% against its fair value of €191,431. With a gross yield of only 3.6%, the investment potential is limited, making it less attractive for long-term rental strategies. Family rental Although the neighborhood scores well, the property’s current listing price of €265,000 exceeds its fair value by 38.4%, indicating it is overpriced. Families seeking rentals would find more competitive options in the area, diminishing the appeal of this investment. Buy-and-hold At a listing price of €265,000, the property is priced 38.4% above its fair value, leading to concerns about its feasibility for a long-term buy-and-hold strategy. The 3.6% yield does not sufficiently compensate for the risk associated with this overpriced position in the market.
Tenant Demand Fluctuation The tenant stability score of 75/100 suggests that while occupancy may be relatively stable, there is a potential risk of fluctuating demand that could affect rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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