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 79 m² on the 2nd floor, built in 1981, energy rating E. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. The apartment features a private balcony with a lateral sea view, providing a potential outdoor space for relaxation and enhancing its appeal in the desirable Quinta da Terrugem urbanization.
The valuation. The asking price of €459,000 sits €38,196 (9.1%) above the fair value of €420,804, indicating that the property is priced at market value. Given its average condition, it may warrant negotiation for a better deal.
Fair value modelled at €420,804 from 6 comparable sales in the area. Asking €459,000 sits €38,196 (9.1%) above — overpriced versus fair value.
Asking €459,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €431,148 (€5,458/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 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 €431,148, adjusted for condition and micro-location, gives a modelled fair value of €420,804 (€5,327/m²), a €38,196 (9.1%) gap versus the €459,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 834390 | Subject | €459,000 | €5,810 | — | 54 | 69 |
| Porto Salvo · f46b56 | Active | €376,000 | €5,222 | 10.1% | 53 | 81 |
| praceta À Avenida dos Descobrimentos, 18 | Active | €376,000 | €5,222 | 10.1% | 65 | 73 |
| rua João XXI, 15 | Active | €490,000 | €5,632 | 3.1% | 62 | 72 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · be962a | Active | €229,000 | €4,771 | 17.9% | 54 | 72 |
| Median comp | €376,000 | €5,222 | 10.1% | 58 | 73 |
Long-term rental The property in Oeiras e São Julião da Barra, with a gross yield of 3.5%, offers a steady income potential that aligns with the current fair valuation of €420,804. With access to Lisbon’s job market, it remains an attractive option for long-term tenants seeking suburban living. Buy-and-hold Investing in this apartment could allow for potential capital appreciation over time, especially given its fair valuation in a suburban area of Greater Lisbon. However, the moderate condition score of 53/100 suggests that some renovation may be necessary to enhance its value and appeal in the future. Family rental This 2-bed apartment's decent neighborhood rating of 69/100 indicates its suitability for families, making it a viable option in the competitive rental market. The property is priced fairly, yet its condition warrants consideration for improvements to better attract family tenants looking for quality living spaces.
Tenant turnover risk The tenant stability score of 60/100 indicates a higher likelihood of turnover, which may lead to increased vacancy rates and associated costs for the property owner.
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