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 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: The apartment features an open-plan living area with integrated kitchen, and its modern design includes floor-to-ceiling PVC windows for optimal natural light., Total Area: 91 m²
The valuation. The asking price of €455,000 sits slightly above the fair value of €450,064 by 1.1%, indicating the property is reasonably priced. While not a bargain, it represents a strong valuation consistent with market conditions.
Fair value modelled at €450,064 from 6 comparable sales in the area. Asking €455,000 sits €4,936 (1.1%) above — overpriced versus fair value.
Asking €455,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €393,761 (€4,327/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €393,761, adjusted for condition and micro-location, gives a modelled fair value of €450,064 (€4,946/m²), a €4,936 (1.1%) 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 · cc996a | Subject | €455,000 | €5,000 | — | 75 | 70 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 831748 | Active | €455,000 | €4,550 | 9.0% | 85 | 76 |
| 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 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 8313ac | Active | €455,000 | €4,550 | 9.0% | 85 | 68 |
| Median comp | €465,000 | €4,650 | 7.0% | 82 | 73 |
Long-term rental Given the fair valuation of the property at €450,064, the potential long-term rental yield of 3.4% aligns well with market expectations in suburban areas of Greater Lisbon. Tenants can benefit from the decent amenities and quality of the neighborhood, making this a stable option for rental income. Family rental The property’s proximity to quality schools and family-friendly amenities makes it an appealing choice for families seeking residence in a suburban setting. Although the property is priced at €455,000, its fair value assessment confirms its appropriateness for long-term family rental purposes. Buy-and-hold Investing in this property at a listing price of €455,000 can be justified by its current fair value, indicating a stable investment in the long run. The property’s reasonable condition score of 80/100 and its modest yield of 3.4% suggest it can serve well as a buy-and-hold asset in a solid suburban market. Not ideal for: Luxury market This property does not cater to the luxury market due to its suburban characteristics and average neighborhood rating of 70/100. The income potential and tenant demographic are more oriented toward affordable housing. Not ideal for: Short-term vacation rental Given the property’s suburban location and fair rating, it is not well-suited for short-term vacation rentals that typically thrive in more tourist-centric areas. The current market conditions do not favor transient rental strategies in this neighborhood.
Economic and Tenant Stability Risk: With both economic and tenant stability scores at 70/100, there is a risk of potential fluctuations in rental income and tenant retention due to moderate instability, which could impact cash flow.
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