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, 2-bathroom apartment of 120 m², energy rating C. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Location: Carefully positioned within a five-minute walk to the Parque dos Poetas, providing ample green space for recreation and leisure activities, enhancing the overall living experience for residents.
The valuation. The asking price of €490,000 sits slightly below the fair value of €495,253, making this property fairly valued at just €5,253 or 1.1% below its market worth.
Fair value modelled at €495,253 from 6 comparable sales in the area. Asking €490,000 sits €5,253 (1.1%) below — the upside to fair value.
Asking €490,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €450,772 (€3,756/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 is below the parish average, reducing 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 €450,772, adjusted for condition and micro-location, gives a modelled fair value of €495,253 (€4,127/m²), a €5,253 (1.1%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 3a7079 | Subject | €490,000 | €4,083 | — | 64 | 73 |
| Carcavelos e Parede · ba3f80 | Active | €420,000 | €4,565 | 11.8% | 71 | 75 |
| rua de Santa Clara, 149 | Active | €490,000 | €4,083 | 0% | 75 | 71 |
| Carcavelos e Parede · ba3f34 | Active | €455,000 | €4,740 | 16.1% | 70 | 78 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 15e3a9 | Active | €430,000 | €4,019 | 1.6% | 68 | 72 |
| Median comp | €442,500 | €4,324 | 5.9% | 71 | 74 |
Long-term rental The property has a solid yield of 3.7%, which is acceptable for the Oeiras area, with a slight gap from its fair value indicating stable market pricing. Given the strong economic context and suburban amenities, it fits well within the long-term rental strategy. Family rental This 4-bed apartment is appropriately positioned for family rentals, benefiting from its good public service access and neighbor ratings. While the property is fairly valued at €490,000, the family-oriented amenities in the region can attract quality tenants. Buy-and-hold Investing in this property as a buy-and-hold offers moderate returns with a fair valuation reflected in the 1.1% gap from its fair value. The location's strong housing market and tenant quality support the potential for appreciating value over time. Not ideal for Luxury market Given its fair value and neighborhood score, this property doesn't align with luxury market expectations, where higher standards and finishes are typically demanded. Not ideal for Short-term vacation rental The suburban nature and current fair valuation suggest this property may not yield strong returns in the short-term vacation rental market, as demand may be lower compared to urban locations. Not ideal for Student housing Considering the tenant quality and fair valuation, the property might not attract student housing needs effectively, as it lacks proximity to major educational institutions.
Tenant turnover risk With a tenant stability score of 65/100, there is a notable risk of high tenant turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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