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 74 m² on the 2nd floor, built in 1977, energy rating D. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This property features three versatile closed balconies that can be transformed into relaxing reading nooks, small offices, or additional storage, enhancing the living space's functionality and charm. **
The valuation. The asking price of €399,000 is below the fair value of €432,185 by €33,185 (7.7%), which positions it as a fairly valued property without indicating significant potential for over- or undervaluation. Buy-to-flip angle. A resale strategy could capitalize on the property’s traditional elements and proximity to Lisbon, aiming for a quick turnaround with minimal renovation due to its condition rating of 70/100. Buy-to-let angle. With an estimated gross yield of 3.4%, the monthly rental income of approximately €1,131 makes this a viable option for long-term investment or family rental, benefitting from ongoing housing demand in the area.
Fair value modelled at €432,185 from 6 comparable sales in the area. Asking €399,000 sits €33,185 (7.7%) below — the upside to fair value.
Asking €399,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €392,025 (€5,298/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 €392,025, adjusted for condition and micro-location, gives a modelled fair value of €432,185 (€5,840/m²), a €33,185 (7.7%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 76b59c | Subject | €399,000 | €5,392 | — | 68 | 71 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 8750b6 | Active | €475,000 | €5,864 | 8.8% | 75 | 71 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · d05a1c | Active | €495,000 | €5,824 | 8.0% | 70 | 74 |
| rua Aquilino Ribeiro | Active | €410,000 | €5,541 | 2.8% | 74 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 9d2a0a | Active | €455,000 | €5,688 | 5.5% | 75 | 74 |
| Median comp | €465,000 | €5,756 | 6.8% | 75 | 74 |
Long-term rental The property is positioned well for long-term rental given its proximity to Lisbon, likely attracting consistent tenant demand. With a gross yield of 3.4%, it is important to note that the rental income may not fully compensate for the investment costs since the property is fairly priced against its fair value. Buy-and-hold Investing in this property as a buy-and-hold strategy could yield moderate appreciation over time, supported by the area's favorable economic landscape and suburban amenities. However, potential investors should be cautious, as the existing valuation suggests the property is fairly priced instead of being undervalued, which limits immediate upside potential. Family rental This property may appeal to families looking for a stable living environment in a suburban area with reasonable amenities and a low crime rate. Nevertheless, investors should be aware that its current price aligns closely with fair market value, indicating limited room for notable financial gain in an increasingly competitive family rental segment.
Economic Vulnerability The economic stability score of 65 indicates potential fluctuations in local job markets, which could jeopardize tenant retention and 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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