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 112 m² on the 1st floor, built in 1991, energy rating B. Located on rua António Xavier Machado e Cerveira, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Highlight: The apartment includes two independent garage spaces, providing convenience and added value in the sought-after area of Paço de Arcos. Additional Feature: One bedroom offers a picturesque sea view, enhancing the living experience.
The valuation. The asking price of €600,000 sits 2.7% above the fair value of €584,097. This indicates that while the property is relatively priced, it is not an exceptional opportunity.
Fair value modelled at €584,097 from 6 comparable sales in the area. Asking €600,000 sits €15,903 (2.7%) above — overpriced versus fair value.
Asking €600,000 versus the rua António Xavier Machado e Cerveira area baseline of €533,402 (€4,763/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €533,402, adjusted for condition and micro-location, gives a modelled fair value of €584,097 (€5,215/m²), a €15,903 (2.7%) gap versus the €600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Xavier Machado e Cerveira | Subject | €600,000 | €5,357 | — | 72 | 74 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 4bb008 | Active | €495,000 | €5,211 | 2.7% | 75 | 78 |
| rua António Sérgio | Active | €455,000 | €5,000 | 6.7% | 77 | 74 |
| rua António Sérgio, 10 | Active | €475,000 | €5,864 | 9.5% | 76 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 261e91 | Active | €475,000 | €5,864 | 9.5% | 73 | 73 |
| Median comp | €475,000 | €5,538 | 3.4% | 76 | 75 |
Long-term rental The 2-bed apartment in Oeiras offers a gross yield of 2.9%, indicative of steady rental demand in the region. Given the fair value assessment of €584,097 against the listing price of €600,000, the investment remains reasonable but not particularly advantageous in terms of immediate returns. Buy-and-hold With a rating of 74/100 for the neighborhood, the property is well-positioned within a desirable area, benefiting from Lisbon's metropolitan influence. Though the listing price is closely aligned with its fair value, long-term appreciation potential may be limited, given the small 2.7% gap. Family rental The apartment's size and condition score of 70/100 make it suitable for families looking for a suburban lifestyle while being conveniently close to Lisbon. However, as the listing price is slightly above fair value, it may not provide the best financial return for families seeking rental options in this area.
Economic Dependency Risk The property has a high economic stability score of 80/100, but with a tenant stability score of only 70/100, indicating a potential risk of income volatility due to potential tenant turnover.
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