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.
3-bedroom, 3-bathroom apartment of 97 m² on the 2nd floor, built in 1964, energy rating D. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment boasts a cozy fireplace in the spacious living area and a multifunctional upper floor featuring a large suite with built-in wardrobe and additional storage. Location: Less than a ten-minute walk to Praia de Paço de Arcos, surrounded by local shops and eateries.
The valuation. The asking price of €475,000 is slightly below the fair value of €484,414, representing a difference of €9,414 (1.9%). This indicates that the property is fairly valued and aligns with current market expectations.
Fair value modelled at €484,414 from 6 comparable sales in the area. Asking €475,000 sits €9,414 (1.9%) below — the upside to fair value.
Asking €475,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €450,844 (€4,648/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €450,844, adjusted for condition and micro-location, gives a modelled fair value of €484,414 (€4,994/m²), a €9,414 (1.9%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 5e649c | Subject | €475,000 | €4,897 | — | 70 | 75 |
| rua Orquídeas, 1 | Active | €445,000 | €5,494 | 12.2% | 70 | 73 |
| parque Urbano de Vila Fria | Active | €430,000 | €4,300 | 12.2% | 68 | 77 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6a91c5 | Active | €539,000 | €5,390 | 10.1% | 70 | 73 |
| Porto Salvo · ba598c | Active | €375,000 | €3,676 | 24.9% | 64 | 75 |
| Median comp | €437,500 | €4,845 | 1.1% | 69 | 74 |
Family rental This property offers a gross yield of 3.8%, reflecting the stable tenant demand characteristic of the Greater Lisbon area. With the suburban residential nature of Oeiras e São Julião da Barra, Paço de Arcos e Caxias, families seeking proximity to Lisbon will appreciate the neighborhood’s amenities and overall quality. Long-term rental Given the fair value appraisal of €484,414, the slight 1.9% gap indicates that the property is priced in line with the market but does not present a major investment opportunity. The acceptable condition score of 67/100 suggests manageable upkeep requirements, which should attract long-term renters while safeguarding the investment. Buy-and-hold Investing in this apartment can yield moderate returns in the form of steady rental income, although the current pricing indicates no immediate undervaluation. The neighborhood's respectable score of 75/100 for local amenities ensures a decent level of attractiveness for future appreciation, albeit at the current fair value level.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of turnover, which could impact cash flow stability if tenants frequently change.
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