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, 3-bathroom apartment of 106 m² on the 3rd floor, energy rating B. Located on alameda Alto da Barra, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Unique Feature: This apartment is located within a gated community that includes a communal swimming pool, enhancing leisure options, especially during warmer months with a scenic sea view. Condition: Recently renovated with premium materials, it offers an elegant and contemporary aesthetic throughout.
The valuation. The asking price of €900,000 sits significantly above the fair value of €595,432, representing a difference of €304,568 (51.2%). This property is considered overpriced in the current market context.
Fair value modelled at €595,432 from 6 comparable sales in the area. Asking €900,000 sits €304,568 (51.2%) above — overpriced versus fair value.
Asking €900,000 versus the alameda Alto da Barra area baseline of €466,454 (€4,401/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €466,454, adjusted for condition and micro-location, gives a modelled fair value of €595,432 (€5,617/m²), a €304,568 (51.2%) gap versus the €900,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda Alto da Barra | Subject | €900,000 | €8,491 | — | 91 | 65 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 162527 | Active | €455,000 | €5,617 | 33.8% | 75 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 07fdf3 | Active | €455,000 | €5,617 | 33.8% | 87 | 76 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · ee8938 | Active | €455,000 | €5,617 | 33.8% | 80 | 68 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 3df2e9 | Active | €475,000 | €5,864 | 30.9% | 80 | 73 |
| Median comp | €455,000 | €5,617 | 33.8% | 80 | 73 |
Long-term rental The 2-bed apartment presents a gross yield of 2.5%, which is inadequate given its pricing, indicating it is unsuitable for long-term rental investment. Additionally, the property's fair value is substantially lower than the listing price, reflecting that this opportunity is overpriced. Family rental The apartment may appeal to families due to its size and relative condition; however, the significant gap between the listing price and fair value suggests that it is overpriced for this market segment. Furthermore, the neighbourhood rating of 65/100 may deter potential family tenants looking for quality amenities and services. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is not advisable, primarily due to its overpricing at €900,000 compared to a fair valuation of €595,432. Even though the condition score of 85/100 is appealing, the high acquisition cost undermines long-term appreciation potential.
Economic and Tenant Stability Risk Given an economic stability score of 65/100 and a tenant stability score of 65/100, there is a potential risk of higher tenant turnover and decreased rental income, as both scores indicate a below-average stability in the market and tenant base.
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