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.
1-bedroom, 1-bathroom apartment of 58 m² on the 1st floor, energy rating D. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. The apartment features a private parking area and access to a well-maintained leisure space with pools and gardens, enhancing its appeal in a prime location.
The valuation. The asking price sits at €438,000, which is €62,208 (16.6%) above the fair value of €375,792. The property is therefore considered overpriced. Buy-to-flip angle. A resale strategy could involve cosmetic upgrades to the 67/100 condition, aiming to enhance appeal and command a higher price in a competitive market. Buy-to-let angle. With an estimated gross yield of 2.8% at €1,022/month, the rental income strategy focuses on long-term family rentals, capitalizing on the suburban characteristics of the Lisbon metro area.
Fair value modelled at €375,792 from 6 comparable sales in the area. Asking €438,000 sits €62,208 (16.6%) above — overpriced versus fair value.
Asking €438,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €345,854 (€5,963/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €345,854, adjusted for condition and micro-location, gives a modelled fair value of €375,792 (€6,479/m²), a €62,208 (16.6%) gap versus the €438,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 76ac6b | Subject | €438,000 | €7,552 | — | 63 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 800307 | Active | €289,000 | €8,257 | 9.3% | 65 | 71 |
| rua Alfredo Lopes Vilaverde, 17 | Active | €330,000 | €5,593 | 25.9% | 65 | 67 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 89e6aa | Active | €315,000 | €5,431 | 28.1% | 70 | 72 |
| alameda Alto da Barra | Active | €649,000 | €9,271 | 22.8% | 70 | 65 |
| Median comp | €322,500 | €6,925 | 8.3% | 68 | 69 |
Long-term rental The property’s listing price of €438,000 reflects a 16.6% gap from the fair value of €375,792, suggesting that long-term rental yields of 2.8% are insufficient to justify the investment. Given the current price versus fair value, this strategy is unlikely to provide satisfactory returns over the long term. Family rental With a gross yield of only 2.8% and a fair value significantly lower than the listing price, the property is overpriced for family rental purposes. Families typically seek affordable and spacious options, and current market conditions do not favor this property as a competitive offering. Buy-and-hold The price of €438,000 exceeds the fair value by €62,208, leading to concerns regarding its appreciation potential for a buy-and-hold strategy. The modest yield and location factors prevent this property from being an attractive long-term hold in the current market dynamics.
Economic Vulnerability With an economic stability score of 75/100 and a tenant stability score of only 65/100, the property may face higher vacancy risks during economic downturns or shifts in local demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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