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.
3-bedroom, 2-bathroom apartment of 115 m², built in 1988, energy rating C. Located on rua António Pires, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This property includes a versatile annex with a bathroom, ideal for a home office or guest space, complementing its outdoor parking for two vehicles.
The valuation. The asking price of €560,000 sits slightly above the fair value of €537,052, with a difference of €22,948 (4.3%). This indicates the property is fairly priced in the current market context.
Fair value modelled at €537,052 from 6 comparable sales in the area. Asking €560,000 sits €22,948 (4.3%) above — overpriced versus fair value.
Asking €560,000 versus the rua António Pires area baseline of €549,512 (€4,778/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 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 €549,512, adjusted for condition and micro-location, gives a modelled fair value of €537,052 (€4,670/m²), a €22,948 (4.3%) gap versus the €560,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Pires | Subject | €560,000 | €4,870 | — | 60 | 74 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · be962d | Active | €896,000 | €5,271 | 8.2% | — | 81 |
| Porto Salvo · ba598c | Active | €375,000 | €3,676 | 24.5% | 64 | 75 |
| avenida de Mocambique Procura | Active | €380,000 | €4,634 | 4.8% | 70 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 8ee7f3 | Active | €1,100,000 | €4,314 | 11.4% | 72 | 75 |
| Median comp | €638,000 | €4,474 | 8.1% | 70 | 75 |
Long-term rental This property offers a gross yield of 3.1%, which is reasonable but not exceptionally high given the fair value gap of 4.3%. The suburban location provides access to Lisbon’s job market, making it a stable option for long-term tenants and providing consistent rental income. Family rental With a spacious 3-bedroom layout and a neighbourhood rated 74/100, this property is well-suited for families seeking to rent in the Greater Lisbon area. The average condition score of 59/100 indicates a need for some updates, but the overall environment makes it attractive for families looking for suburban amenities and proximity to work. Buy-and-hold This property is priced fairly at €560,000, which positions it well for long-term appreciation in a generally stable market. The ongoing access to Lisbon's job opportunities enhances its potential as a buy-and-hold investment, allowing for gradual value growth despite a modest current yield. Not ideal for short-term vacation rental Due to its suburban character and average amenities, this property is not well-suited for the short-term vacation rental market. Tourism-focused areas within Lisbon offer significantly higher potential returns for such investments. Not ideal for luxury market This apartment does not align with luxury market expectations, particularly given its modest condition score of 59/100 and suburban location. As a result, it may struggle to attract high-end buyers or tenants in a competitive luxury segment.
Tenant turnover risk The tenant stability score of 70/100 suggests a moderate risk of tenant turnover, which could lead to increased vacancy rates and potential loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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