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, 2-bathroom apartment of 125 m², built in 1982, energy rating C. Located on rua Doutor José Carlos Moreira, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment includes a rare storage room with natural light and ventilation, enhancing practicality, and is situated in a highly prestigious area with easy access to A5.
The valuation. The asking price of €485,000 sits €21,024 (4.2%) below the fair value of €506,024, indicating that it is appropriately priced. This suggests a balanced opportunity for both buyers and sellers.
Fair value modelled at €506,024 from 6 comparable sales in the area. Asking €485,000 sits €21,024 (4.2%) below — the upside to fair value.
Asking €485,000 versus the rua Doutor José Carlos Moreira area baseline of €392,170 (€3,137/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €392,170, adjusted for condition and micro-location, gives a modelled fair value of €506,024 (€4,048/m²), a €21,024 (4.2%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor José Carlos Moreira | Subject | €485,000 | €3,880 | — | 85 | 71 |
| rua França | Active | €680,000 | €4,096 | 5.6% | 76 | 68 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 467e24 | Active | €420,000 | €4,286 | 10.5% | 75 | 68 |
| rua Liberdade, 100 | Active | €445,000 | €3,708 | 4.4% | 78 | 74 |
| rua José Régio, 9 | Active | €505,000 | €4,316 | 11.2% | 74 | 67 |
| Median comp | €475,000 | €4,191 | 8.0% | 76 | 68 |
Long-term rental The property offers a gross yield of 3.8%, positioning it as a viable option for long-term rental investors. With a fair market value closely aligned with its listing price, the property should attract stable tenants seeking suburban living near Lisbon's conveniences. Family rental This 2-bed apartment is well-suited for family rental due to its location in a generally safe suburban area, complemented by good access to local amenities and educational facilities. The fair valuation suggests a competitive price for families looking for quality housing in Oeiras e São Julião da Barra. Buy-and-hold As a buy-and-hold investment, this property reflects a modest growth potential with its fair value indicating stability in the market. Investors can expect decent performance over time given the apartment's favorable yield and location benefits, despite its lack of appreciation upside. Not ideal for: Short-term rental, Luxury market, Student housing
Market Vulnerability The combined economic and tenant stability scores of 70/100 indicate potential vulnerability to market fluctuations and tenant turnover, which could impact rental income stability.
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