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 116 m² on the 1st floor, built in 1997, energy rating D. Located on alameda Calouste Gulbenkian, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This apartment features a balcony with panoramic views over the Tagus River, enhancing indoor-outdoor living in a tranquil setting close to amenities.
The valuation. The asking price of €470,000 is effectively aligned with the fair value of €469,626, indicating a negligible difference of just €374 (0.1%). Thus, the property holds a fair valuation in the current market. Buy-to-flip angle. A resale strategy can capitalize on minor upgrades to enhance aesthetic appeal, potentially yielding a quick sale at a higher price to homeowners attracted by the suburban Lisbon market. Buy-to-let angle. With an estimated rental income of €1,528 per month, the gross yield of 3.9% makes this apartment a viable buy-to-let investment, targeting families seeking quality living in a stable neighborhood.
Fair value modelled at €469,626 from 6 comparable sales in the area. Asking €470,000 sits €374 (0.1%) above — overpriced versus fair value.
Asking €470,000 versus the alameda Calouste Gulbenkian area baseline of €421,644 (€3,635/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €421,644, adjusted for condition and micro-location, gives a modelled fair value of €469,626 (€4,048/m²), a €374 (0.1%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda Calouste Gulbenkian | Subject | €470,000 | €4,052 | — | 62 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 4202c6 | Active | €677,000 | €3,959 | 2.3% | 75 | 77 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 4bc848 | Active | €645,000 | €4,388 | 8.3% | 70 | 68 |
| rua Carlos Vieira Ramos | Active | €645,000 | €4,388 | 8.3% | 71 | 80 |
| Porto Salvo · 4a81ba | Active | €350,000 | €3,646 | 10.0% | 65 | 72 |
| Median comp | €645,000 | €4,174 | 3.0% | 71 | 75 |
Long-term rental The property in Oeiras e São Julião da Barra is positioned well in a suburban area with a yield of 3.9%, which aligns with the economic stability suggested by the local housing demand. Given the fair valuation, this property presents a reasonable long-term rental opportunity in an area known for its family-oriented community. Family rental With the neighbourhood scoring 75/100 for its family appeal and good schools, this 2-bed apartment is well-suited for long-term family rentals. The fair valuation reflects the steady demand from families looking for housing in a suburban environment that prioritizes safety and education. Buy-and-hold Investing in this property as a buy-and-hold asset might yield stable returns, as the economic factors and local amenities support sustained demand. The property's fair value indicates a reasonable entry point for investors seeking to capitalize on the area's long-term growth potential. Short-term vacation rental Due to its suburban location and the absence of specific amenities catering to vacationers, this property is not ideal as a short-term vacation rental. The fair valuation does not justify the potential volatility associated with a short-term rental market. Luxury market The property's condition rating of 68/100 and the suburban context suggest it is not suitable for the luxury market, where higher standards are typically expected. With a fair market value, this asset does not align with the premium pricing often found in luxury real estate offerings.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential for higher turnover rates, which could lead to increased vacancy periods and additional costs associated with re-leasing the property.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
