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 81 m² on the 1st floor, energy rating C. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment includes a closed balcony in a marquee, enhancing usable space and providing outdoor access from both bedrooms, perfect for relaxation and enjoying the views.
The valuation. The asking price of €455,000 is slightly below the fair value of €471,825, indicating a difference of €16,825, or 3.6%. This positions the property as a fair investment opportunity within the current market. Buy-to-flip angle. A buy-to-flip strategy could see potential resale at an improved price, leveraging the modern finishes and desirable location to attract buyers looking for quality apartments. Short-term renovation could further enhance the property’s appeal. Buy-to-let angle. The estimated rental income stands at approximately €1,100 per month, yielding a gross return of 2.9%. This makes for a solid buy-and-hold strategy, particularly in the suburban Lisbon market where demand for family rentals remains strong.
Fair value modelled at €471,825 from 5 comparable sales in the area. Asking €455,000 sits €16,825 (3.6%) 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 €403,173 (€4,977/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 €403,173, adjusted for condition and micro-location, gives a modelled fair value of €471,825 (€5,825/m²), a €16,825 (3.6%) 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 · 5e60f0 | Subject | €455,000 | €5,617 | — | 75 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · d05a1a | Active | €750,000 | €6,818 | 21.4% | 75 | 75 |
| rua Aquilino Ribeiro | Active | €410,000 | €5,541 | 1.4% | 74 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 3a73cd | Active | €699,000 | €5,825 | 3.7% | 72 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · d05a1c | Active | €495,000 | €5,824 | 3.7% | 70 | 74 |
| Median comp | €597,000 | €5,825 | 3.7% | 73 | 75 |
Long-term rental The property presents a gross yield of 2.9%, indicating moderate potential for rental income. With a fair value of €471,825, the current listing price shows a minor gap of 3.6%, positioning it reasonably within the market. Family rental Given the suburban context and the property’s condition rating of 80/100, this apartment is suitable for families seeking long-term rentals in a stable environment. The neighbourhood score of 75/100 suggests it has adequate amenities and community features for family living. Buy-and-hold With a fair value in line with the listing price, this property stands as a reasonable investment for a buy-and-hold strategy as it maintains stable market fundamentals. The anticipated modest appreciation aligns well with a long-term investment perspective, albeit with limited immediate upside.
Tenant Default Risk A tenant stability score of 75/100 indicates that there may be a moderate risk of tenants defaulting on payments, potentially impacting cash flow negatively in a downturn.
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