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 92 m² on the 1st floor, built in 1985, energy rating C. Located on rua Lusíadas, Barcarena parish, Oeiras municipality, Lisbon district. Noteworthy Features: The property features a sizable private outdoor area of 102 m², complete with a barbecue, dog kennel, and air-conditioned garage, enhancing functionality for families and outdoor enthusiasts. Características Notáveis: A propriedade possui uma extensa área externa privativa de 102 m², equipada com churrasqueira, canil e garagem com ar condicionado, aumentando a funcionalidade para famílias e entusiastas ao ar livre.
The valuation. The asking price of €550,000 sits significantly above the fair value of €428,363, representing an excess of €121,637 or 28.4%. Consequently, this property is classified as overpriced.
Fair value modelled at €428,363 from 6 comparable sales in the area. Asking €550,000 sits €121,637 (28.4%) above — overpriced versus fair value.
Asking €550,000 versus the rua Lusíadas area baseline of €374,471 (€4,070/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 €374,471, adjusted for condition and micro-location, gives a modelled fair value of €428,363 (€4,656/m²), a €121,637 (28.4%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Lusíadas | Subject | €550,000 | €5,978 | — | 75 | 84 |
| Massamá e Monte Abraão · 15e287 | Active | €429,000 | €3,488 | 41.7% | 75 | 67 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 5da318 | Active | €1,250,000 | €5,482 | 8.3% | 82 | 71 |
| União das Freguesias do Cacém e São Marcos · e83508 | Active | €360,000 | €3,830 | 35.9% | 74 | 71 |
| Massamá e Monte Abraão · a80b2b | Active | €640,000 | €5,818 | 2.7% | 73 | 77 |
| Median comp | €534,500 | €4,656 | 22.1% | 75 | 71 |
Long-term rental The 3-bed apartment in Barcarena is currently listed at €550,000, which reflects a significant 28.4% disparity above its fair value of €428,363. With a gross yield of only 2.4%, this investment may not provide adequate returns given the property’s overpriced status. Family rental While the apartment is positioned in a neighborhood known for its suburban charm and schools, the high price of €550,000 affords little opportunity for strong family rental demand given its fair value gap. This property’s condition rating of 78/100 suggests it may meet family needs, yet the excessive premium translates into limited attractiveness for family renters at this price point. Buy-and-hold Investing in this property as a buy-and-hold strategy appears less favorable due to its listed price being 28.4% higher than the fair value, which may hinder long-term capital appreciation. With the economic backdrop of Oeiras and its decent amenities, the return on investment could be compromised by the current exorbitant pricing.
Economic downturn risk A potential economic downturn could impact both the economic stability (80/100) and tenant stability (83/100), leading to a risk of increased vacancy rates or rental defaults.
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