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.
4-bedroom, 3-bathroom apartment of 128 m², built in 1984, energy rating D. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This property offers two suites and a generously sized kitchen, essential for family living, while its ongoing renovations signal potential for customization and individual style.
The valuation. The asking price of €639,000 is significantly above the fair value of €485,894, representing a premium of €153,106 (31.5%). This property is overpriced according to market standards.
Fair value modelled at €485,894 from 6 comparable sales in the area. Asking €639,000 sits €153,106 (31.5%) above — overpriced versus fair value.
Asking €639,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €541,511 (€4,231/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 48/100 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 €541,511, adjusted for condition and micro-location, gives a modelled fair value of €485,894 (€3,796/m²), a €153,106 (31.5%) gap versus the €639,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 144126 | Subject | €639,000 | €4,992 | — | 45 | 74 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 875121 | Active | €479,000 | €4,562 | 8.6% | — | 74 |
| rua Lino de Assunção, 22 | Active | €750,000 | €6,250 | 25.2% | 60 | 76 |
| rua Carlos Luz | Active | €470,000 | €3,821 | 23.5% | 55 | 74 |
| rua da Quinta das Palmeiras, 93 | Active | €655,000 | €3,308 | 33.7% | 54 | 64 |
| Median comp | €567,000 | €4,192 | 16.0% | 55 | 74 |
Long-term rental The property is overpriced at €639,000, with a fair value of €485,894, indicating a significant gap of 31.5%. With a gross yield of only 2.8%, this investment strategy is unlikely to provide satisfactory returns over the long term. Family rental At a listing price of €639,000, the property exceeds its fair value of €485,894 by 31.5%, which suggests it may not attract family tenants seeking affordability. The 48/100 condition rating further indicates potential renovation costs that could deter family renters. Buy-and-hold With the property priced at €639,000 compared to a fair value of €485,894, the 31.5% gap makes it a less appealing buy-and-hold investment. The low gross yield of 2.8% and average neighborhood ratings do not justify the high acquisition cost for long-term capital appreciation.
Economic Dependence Risk The property’s economic stability score of 80 indicates a reliance on a few key industries, which could pose a risk if any face downturns.
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