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 91 m² on the 1st floor, energy rating D. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment features two solar orientations that maximize natural light, and a recently upgraded elevator system for enhanced accessibility.
The valuation. The asking price of €475,000 exceeds the fair value of €444,659 by €30,341 (6.8%). This suggests that while the property is within a reasonable range, it is slightly above its calculated fair value.
Fair value modelled at €444,659 from 6 comparable sales in the area. Asking €475,000 sits €30,341 (6.8%) above — overpriced versus fair value.
Asking €475,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €485,874 (€5,339/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 50/100 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 €485,874, adjusted for condition and micro-location, gives a modelled fair value of €444,659 (€4,886/m²), a €30,341 (6.8%) 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 · 7ca861 | Subject | €475,000 | €5,220 | — | 52 | 69 |
| avenida Patrão Joaquim Lopes, 20 | Active | €410,000 | €5,125 | 1.8% | 60 | 70 |
| rua Doutor Flávio de Resende, 8 | Active | €409,000 | €4,648 | 11.0% | 65 | 71 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6d556a | Active | €498,000 | €5,929 | 13.6% | 60 | 75 |
| rua Galileu, 22 | Active | €310,000 | €4,306 | 17.5% | 45 | 73 |
| Median comp | €409,500 | €4,887 | 6.4% | 60 | 72 |
Long-term rental The property offers a modest gross yield of 3.2%, indicating reasonable rental returns for long-term investments. Despite this, the gap to fair value at 6.8% suggests that the price aligns closely with market expectations, making it a fair investment choice. Family rental With a neighbourhood rating of 69/100, the area is attractive for families seeking good amenities and proximity to Lisbon's employment centers. The fair verdict on pricing suggests that while the property meets family needs, it does not present a compelling investment opportunity compared to other options. Buy-and-hold As a buy-and-hold investment, the current price reflects fair market value, limiting potential for significant appreciation over time. The combination of a decent yield and fair valuation indicates stability, albeit without much room for growth in the near future. Not ideal for luxury market Positioned in a suburban area, the apartment lacks the upscale amenities and exclusivity often sought after in the luxury market. Consequently, its pricing may not attract a premium buyer segment, further emphasizing its suitability for more standard markets. Not ideal for short-term vacation rental Given the suburban location and the unit's average condition score of 50/100, it is unlikely to meet the high standards needed for a successful short-term vacation rental. The fair valuation aligns with an assessment suggesting that yields in this sector would not justify the investment effort required.
Economic vulnerability The property may be at risk due to an economic stability score of 70/100, which could indicate potential fluctuations in market conditions affecting rental income.
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