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, 1-bathroom apartment of 75 m², built in 1977, energy rating D. Located on avenida da República, 23, Barcarena parish, Oeiras municipality, Lisbon district. Noteworthy Features: Positioned on Avenida da República, this ground-floor apartment offers easy accessibility and a spacious hallway that creates a harmonious flow between rooms.
The valuation. The asking price of €298,000 is significantly above the fair value of €245,792, indicating the property is overpriced by €52,208 (21.2%). This discrepancy suggests limited negotiation room for prospective buyers.
Fair value modelled at €245,792 from 6 comparable sales in the area. Asking €298,000 sits €52,208 (21.2%) above — overpriced versus fair value.
Asking €298,000 versus the avenida da República, 23 area baseline of €281,538 (€3,754/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €281,538, adjusted for condition and micro-location, gives a modelled fair value of €245,792 (€3,277/m²), a €52,208 (21.2%) gap versus the €298,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida da República, 23 | Subject | €298,000 | €3,973 | — | 62 | 79 |
| Massamá e Monte Abraão · 389d94 | Active | €258,000 | €2,745 | 30.9% | — | 72 |
| avenida da Liberdade | Active | €289,900 | €3,221 | 18.9% | 65 | 72 |
| Massamá e Monte Abraão · 25f830 | Active | €259,500 | €3,414 | 14.1% | 60 | 76 |
| avenida do Brasil, 82 | Active | €320,000 | €2,991 | 24.7% | 65 | 79 |
| Median comp | €274,700 | €3,106 | 21.8% | 65 | 74 |
Family rental The property’s listing price of €298,000 reflects a 21.2% premium over its fair value of €245,792, indicating it is overpriced for the family rental market. Furthermore, with a gross yield of only 4% and a neighborhood rating of 79/100, the investment may struggle to provide appealing returns relative to its cost. Long-term rental At a list price of €298,000, this apartment is priced 21.2% above its fair value, making it a less attractive opportunity for long-term rental investments. The combination of a modest gross yield of 4% and a condition rating of 61/100 suggests that potential cash flow may not justify the initial investment cost. Buy-and-hold With the property listed at €298,000, it is 21.2% above its fair market value of €245,792, signaling that it is overpriced for a buy-and-hold strategy. Although the surrounding neighborhood supports good tenant quality, the low yield of 4% indicates that the appreciation potential may not compensate for the elevated purchase price.
Potential Market Adjustment The economic and tenant stability scores of 80/100 suggest a robust market; however, any downturn could significantly impact rental income, necessitating a close watch on local economic indicators.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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