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.
4-bedroom, 2-bathroom apartment of 108 m² on the 3rd floor, built in 1973, energy rating C. Located on rua Adelino Amaro da Costa, 4, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Notable Feature: The apartment boasts a lateral river/sea view and includes modern conveniences such as double-glazed windows and electric shutters for enhanced comfort and security.
The valuation. The asking price of €545,000 is just 0.3% above the fair value of €543,627, indicating the property is fairly priced in the current market. This minimal markup reflects a stable valuation aligned with local real estate trends.
Fair value modelled at €543,627 from 6 comparable sales in the area. Asking €545,000 sits €1,373 (0.3%) above — overpriced versus fair value.
Asking €545,000 versus the rua Adelino Amaro da Costa, 4 area baseline of €456,880 (€4,230/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 is above the parish average, lifting 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 €456,880, adjusted for condition and micro-location, gives a modelled fair value of €543,627 (€5,034/m²), a €1,373 (0.3%) gap versus the €545,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Adelino Amaro da Costa, 4 | Subject | €545,000 | €5,046 | — | 75 | 72 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 4a441c | Active | €679,000 | €5,067 | 0.4% | 80 | 73 |
| rua Oeiras, 1 | Active | €650,000 | €5,000 | 0.9% | 75 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · dc13cc | Active | €495,000 | €4,806 | 4.8% | 72 | 74 |
| rua do Recife, 10 | Active | €670,000 | €4,820 | 4.5% | 74 | 69 |
| Median comp | €660,000 | €4,910 | 2.7% | 75 | 74 |
Long-term rental The property in Oeiras e São Julião da Barra is fairly valued at €545,000, which equates to a mere 0.3% gap from the fair value of €543,627, making it a stable investment for long-term rental. With a gross yield of 3.1%, it provides a reasonable return in a location characterized by proximity to Lisbon and consistent economic dynamics. Buy-and-hold While the current market listing reflects a fair valuation, the property represents a sound option for a buy-and-hold strategy, particularly due to its location in a growing suburban market near Lisbon. The 3.1% gross yield, combined with neighborhood ratings of 72/100, suggests that it can maintain its appeal and demand over the long term. Family rental As a family rental investment, this property stands out as reliable given its fair value positioning and solid yield of 3.1%, catering to the demand for residential properties in suburban areas like Oeiras e São Julião da Barra. The neighborhood's score of 72/100 enhances its attractiveness to families seeking a stable living environment near Lisbon. Short-term vacation rental The property is not suited for short-term vacation rental due to its limited yield and neighborhood dynamics, which do not align with the typical demand for transient accommodations. Its fair valuation indicates the potential for longer-term stability, making it less attractive for this strategy. Luxury market This apartment does not fit the luxury market segment as the fair valuation and current yield suggest it is positioned for practical family living rather than high-end clientele. With a condition rating of 78/100, it may lack the amenities and exclusivity that luxury buyers typically seek. Student housing Given its location and property characteristics, it is not an ideal fit for the student housing market, which typically necessitates greater proximity to educational institutions and dynamic environments. The fair valuation further indicates that this property is better suited for stable, long-term residential usage rather than transient student accommodations.
Economic Dependence Risk: With an economic stability score of 75/100, the property may be vulnerable to downturns in the local economy that could impact rental income and tenant retention, especially considering the tenant stability score of 70/100 indicates a moderate risk of tenant turnover.
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