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, 2-bathroom apartment of 84 m² on the 1st floor, built in 1975, energy rating B. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. The apartment boasts a versatile closed balcony that can be transformed into an office or leisure space, along with a 10m² storage room for organized living.
The valuation. The asking price of €455,000 sits below the fair value of €492,593 by €37,593, representing a 7.6% discrepancy. This indicates that the property is fairly priced for the current market conditions.
Fair value modelled at €492,593 from 6 comparable sales in the area. Asking €455,000 sits €37,593 (7.6%) 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 €417,270 (€4,967/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 €417,270, adjusted for condition and micro-location, gives a modelled fair value of €492,593 (€5,864/m²), a €37,593 (7.6%) 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 · cc9bca | Subject | €455,000 | €5,417 | — | 80 | 70 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 3df2e9 | Active | €475,000 | €5,864 | 8.3% | 80 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 1908b6 | Active | €475,000 | €6,884 | 27.1% | 75 | 73 |
| rua António Sérgio | Active | €475,000 | €5,864 | 8.3% | 80 | 70 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 8750ab | Active | €475,000 | €5,864 | 8.3% | 80 | 69 |
| Median comp | €475,000 | €5,864 | 8.3% | 80 | 72 |
Long-term rental The property presents a fair opportunity for long-term rental, with a gross yield of 3% reflecting the current market conditions. Given the proximity to Lisbon and the decent condition of the apartment, it could attract quality tenants seeking stable accommodations. Family rental This apartment, situated in a safe suburban area, is well-suited for family rental purposes. With a neighbourhood score of 70/100, it offers essential amenities that make it appealing for families looking for a comfortable living environment. Buy-and-hold Investing in this property as a buy-and-hold strategy could provide steady returns over time, especially as Oeiras e São Julião da Barra continues to benefit from its proximity to Lisbon. The fair valuation indicates that while potential appreciation exists, investors should be cautious in assessing future price movements in the context of market fluctuations.
Reduced tenant stability risk The tenant stability score of 60/100 indicates a potential issue with tenant retention, which may lead to increased vacancy rates and lower rental income.
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