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.
1-bedroom, 1-bathroom apartment of 35 m² on the 3rd floor, built in 1974, energy rating D. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment boasts a sunroom that invites ample natural light, enhancing the living space and providing a unique opportunity for indoor gardening or relaxation. Location Advantage: Situated on one of the quietest streets, it offers enhanced parking convenience compared to neighboring properties.
The valuation. The asking price of €289,000 is significantly above the fair value of €238,695, making it overpriced by €50,305 or 21.1%. This discrepancy suggests the property may not be a viable investment at this price point.
Fair value modelled at €238,695 from 6 comparable sales in the area. Asking €289,000 sits €50,305 (21.1%) above — overpriced versus fair value.
Asking €289,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €229,927 (€6,569/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 €229,927, adjusted for condition and micro-location, gives a modelled fair value of €238,695 (€6,820/m²), a €50,305 (21.1%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 800307 | Subject | €289,000 | €8,257 | — | 65 | 71 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 89e6aa | Active | €315,000 | €5,431 | 34.2% | 70 | 72 |
| avenida Gago Coutinho, 4 | Active | €330,000 | €7,021 | 15.0% | 65 | 75 |
| rua José Henriques Coelho S / N | Active | €220,000 | €7,333 | 11.2% | 62 | 66 |
| rua Jorge de Sena, 88 | Active | €330,000 | €6,875 | 16.7% | 72 | 72 |
| Median comp | €322,500 | €6,948 | 15.9% | 68 | 72 |
Long-term rental The property, priced at €289,000, exceeds its fair value of €238,695 by 21.1%, indicating a significant overpricing that may yield negative returns. With a gross yield of only 3.6%, this investment may not attract the quality tenants required to support the premium price point. Family rental Given the family-oriented neighbourhood with good schools, the property might appeal to families; however, its current asking price of €289,000 is overvalued against the fair value of €238,695. Potential renters may shy away from choosing this property due to its relatively high rental cost compared to local market standards. Buy-and-hold While the location within the Lisbon metropolitan area suggests potential long-term appreciation, the current price of €289,000 is inflated by 21.1% above the fair value of €238,695. Investors should be cautious, as the 3.6% yield does not justify the investment at this overpricing level.
Economic volatility risk With both economic stability and tenant stability scores at 70/100, there is a significant risk of potential fluctuations that could affect cash flow and occupancy levels negatively.
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