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, 0-bathroom apartment of 91 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. Noteworthy Features: This apartment features a closed balcony in one of the bedrooms, providing additional space and privacy, along with an efficient open-plan living and kitchen area for modern living.
The valuation. The asking price of €455,000 sits €20,000 (4.2%) below the fair value of €475,000, indicating that the property is priced fairly. Thus, it presents a reasonable investment option without immediate concerns of overpricing.
Fair value modelled at €475,000 from 6 comparable sales in the area. Asking €455,000 sits €20,000 (4.2%) 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 €396,045 (€4,352/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 €396,045, adjusted for condition and micro-location, gives a modelled fair value of €475,000 (€5,220/m²), a €20,000 (4.2%) 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 · 831464 | Subject | €455,000 | €5,000 | — | 80 | 68 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 8935ff | Active | €475,000 | €4,750 | 5.0% | 78 | 70 |
| rua António Sérgio, 10 | Active | €475,000 | €5,864 | 17.3% | 76 | 75 |
| rua António Sérgio | Active | €475,000 | €5,220 | 4.4% | 80 | 74 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 023caa | Active | €475,000 | €5,220 | 4.4% | 78 | 76 |
| Median comp | €475,000 | €5,220 | 4.4% | 78 | 75 |
Long-term rental A 3.2% gross yield indicates a steady income potential in the Oeiras e São Julião da Barra area, making the apartment suitable for long-term residential tenants. The fair valuation suggests that while the property is not a bargain, it aligns with market expectations for rental returns. Family rental This property offers adequate space and amenities for families seeking proximity to Lisbon, capitalizing on the area's strong commuter connections. While the apartment is fairly valued, it can attract reliable families looking for a comfortable living environment. Buy-and-hold The Oeiras real estate market remains robust, supporting a buy-and-hold strategy in the face of steady demand. While the property bears a fair valuation, its potential for appreciation aligns with long-term investment goals. Not ideal for luxury market Although the property shows good quality, its valuation does not position it competitively in the luxury market. The existing neighborhood rating indicates limited appeal for high-end buyers. Not ideal for short-term rental The 3.2% gross yield and the overall property condition suggest that short-term rental strategies may not yield significant profit in this setting. Given the fair valuation, the apartment's attributes do not align with market demands for short-term stays. Not ideal for student housing The apartment lacks proximity to major educational institutions, making it less attractive for student rentals. Its fair valuation and rental yield do not support the typical returns expected from student housing investments.
Economic Vulnerability With an economic stability score of 70/100, there is a moderate risk of economic fluctuations impacting property values and rental demand. Risk: Tenant stability is also relatively low at 65/100, indicating potential challenges in lease renewals or tenant turnover, which could affect cash flow.
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