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, 4-bathroom apartment of 378 m² on the 7th floor, built in 2020, energy rating A. Located on rua Actor António Sacramento S / N, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Property Features: Features a luxurious lounge area with a glass fireplace and heat recovery system, as well as a garden with children's park and swimming pool on the roof. Condition Notes: The property is sold furnished with designer pieces, including a Ritmüller piano, amplifying its luxury appeal.
The valuation. The asking price of €2,499,000 is 1.8% above the fair value of €2,453,778, which positions this property at a reasonable valuation in the current market context. Buy-to-flip angle. Given its high-quality materials and unique design, a resale strategy targeting affluent buyers could yield profitable returns in a competitive market. Buy-to-let angle. The absence of gross yield indicates a long-term rental strategy may need cautious assessment, especially in a suburban location with modest crime rates and family-oriented amenities.
Fair value modelled at €2,453,778 from 6 comparable sales in the area. Asking €2,499,000 sits €45,222 (1.8%) above — overpriced versus fair value.
Asking €2,499,000 versus the rua Actor António Sacramento S / N area baseline of €2,049,780 (€5,423/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 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 €2,049,780, adjusted for condition and micro-location, gives a modelled fair value of €2,453,778 (€6,491/m²), a €45,222 (1.8%) gap versus the €2,499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Actor António Sacramento S / N | Subject | €2,499,000 | €6,611 | — | 85 | 68 |
| rua Actor António Sacramento | Active | €1,199,000 | €5,682 | 14.0% | 85 | 69 |
| Porto Salvo · 43944a | Active | €1,270,000 | €5,546 | 16.1% | 82 | 76 |
| rua Actor António Sacramento, 2 | Active | €2,285,000 | €6,491 | 1.8% | 85 | 75 |
| rua Artur Bual | Active | €2,285,000 | €6,491 | 1.8% | 80 | 75 |
| Median comp | €1,777,500 | €6,087 | 7.9% | 84 | 75 |
Long-term rental The property is positioned within a suburban area of Greater Lisbon, providing easy access to city amenities and employment opportunities, making it a suitable choice for long-term tenants. However, the yield of 0% indicates that while the rental market is stable, this property will not generate immediate cash flow benefits. Family rental With a strong suitability for family-oriented lifestyles due to its proximity to schools and moderately low crime rates typical of urban outskirts, the property appeals to families looking for a comfortable living environment. Nonetheless, the gap from the fair value is minimal at 1.8%, suggesting that the investment is priced fairly without significant upside potential in the near term. Buy-and-hold The property’s condition rating of 87/100 indicates it is well-maintained, making it a reasonable long-term investment for those looking to hold onto real estate in a growing area. Given that its fair value is closely aligned with the listing price, the buy-and-hold strategy may not yield significant appreciation unless market conditions improve substantially.
Tenant turnover risk With both economic stability and tenant stability scores at 70/100, there is a potential risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs.
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