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 100 m² on the 12th floor, energy rating B. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This property features modern PVC thermal lacquered frames with tilt-and-turn systems and built-in LED lighting, enhancing energy efficiency and ambiance.
The valuation. The asking price of €455,000 sits below the fair value of €521,978, indicating the property is subvalorizada by €66,978 (12.8%). This positions the investment as an attractive opportunity for potential buyers.
Fair value modelled at €521,978 from 6 comparable sales in the area. Asking €455,000 sits €66,978 (12.8%) below — the upside to fair value.
Asking €455,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €433,710 (€4,337/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €433,710, adjusted for condition and micro-location, gives a modelled fair value of €521,978 (€5,220/m²), a €66,978 (12.8%) gap versus the €455,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 8313ac | Subject | €455,000 | €4,550 | — | 85 | 68 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 8935ff | Active | €475,000 | €4,750 | 4.4% | 78 | 70 |
| rua António Sérgio, 10 | Active | €475,000 | €5,864 | 28.9% | 76 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 023caa | Active | €475,000 | €5,220 | 14.7% | 78 | 76 |
| rua António Sérgio | Active | €475,000 | €5,220 | 14.7% | 80 | 80 |
| Median comp | €475,000 | €5,220 | 14.7% | 78 | 76 |
Long-term rental The property, priced at €455,000 with a fair value of €521,978, presents a gap of 12.8%, indicating that it is subvalued within the current market. With a gross yield of 3.4%, it signifies stable income potential supported by a relatively safe suburban environment equipped with good family support systems. Family rental The compelling valuation of €455,000 against a fair value of €521,978 demonstrates a 12.8% discount, suggesting attractive pricing for families seeking a suburban lifestyle. Since the area boasts a neighbourhood rating of 68/100, it is well-positioned to meet the demands of family tenants looking for quality living spaces. Buy-and-hold Given the current listing price of €455,000 versus a fair value of €521,978, there is a clear opportunity for long-term appreciation, marking it as a favourable investment. With an overall condition score of 82/100, this property is well-maintained, making it a solid choice for investors looking to hold assets over time for future value growth.
Economic volatility risk The economic stability score of 70/100 indicates moderate economic fluctuations, which could negatively impact tenant security and rental income stability due to potential job losses or reductions in tenant spending.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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