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 68 m² on the 1st floor, energy rating B. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This apartment features a sunroom accessible from both bedrooms, providing versatile additional space that enhances the overall functionality and charm of the living areas.
The valuation. The asking price of €455,000 exceeds the fair value of €398,765 by €56,235 (14.1%), indicating that the property is overpriced. Buy-to-flip angle. This property may be suitable for a resale strategy but requires significant market appreciation to justify the current asking price. Buy-to-let angle. With an estimated gross yield of 2.8% from potential rental income of €1,062/month, the appeal for long-term tenants will be limited due to the high acquisition cost.
Fair value modelled at €398,765 from 6 comparable sales in the area. Asking €455,000 sits €56,235 (14.1%) 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 €344,127 (€5,061/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €344,127, adjusted for condition and micro-location, gives a modelled fair value of €398,765 (€5,864/m²), a €56,235 (14.1%) 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 · 3a6f16 | Subject | €455,000 | €6,691 | — | 80 | 80 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · cc9bca | Active | €455,000 | €5,417 | 19.0% | 80 | 70 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 3df2e9 | Active | €475,000 | €5,864 | 12.4% | 80 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 1908b6 | Active | €475,000 | €6,884 | 2.9% | 75 | 73 |
| rua António Sérgio | Active | €475,000 | €5,864 | 12.4% | 80 | 70 |
| Median comp | €475,000 | €5,864 | 12.4% | 80 | 72 |
Long-term rental With a gross yield of only 2.8%, this property does not present an attractive investment for a long-term rental strategy given its overpriced status. The current listing price significantly exceeds the fair value, suggesting that profitability may be compromised for potential investors. Family rental The property’s location in a stable residential community offers potential for family rentals, yet the 14.1% gap from its fair value indicates that it is overpriced for this market segment. Family-oriented tenants may prioritize affordability, making it challenging to achieve optimal rental income in this pricing environment. Buy-and-hold While the property is situated in a desirable area near Cascais and Lisbon, its fair value suggests that it is overpriced by 14.1%, limiting the potential for significant appreciation in value over time. Given the current pricing, the buy-and-hold strategy may yield lower-than-anticipated returns for investors looking for long-term gains.
Economic Reliance Risk There is a risk that the local economy may fluctuate negatively despite a strong economic stability score of 80, which could impact the tenant stability score of 75 and lead to potential vacancies.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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