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 91 m² on the 1st floor, built in 1978, energy rating B. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment boasts a sunroom accessible from both bedrooms and the living area, enhancing natural light and offering a seamless indoor-outdoor living experience.
The valuation. The asking price of €455,000 sits approximately 4.2% below the fair value of €475,000, indicating a fair valuation consistent with market conditions. This suggests the property is priced reasonably within its competitive framework.
Fair value modelled at €475,000 from 4 comparable sales in the area. Asking €455,000 sits €20,000 (4.2%) below — the upside to fair value.
Asking €455,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €389,066 (€4,275/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €389,066, adjusted for condition and micro-location, gives a modelled fair value of €475,000 (€5,220/m²), a €20,000 (4.2%) gap versus the €455,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · e55122 | Subject | €455,000 | €5,000 | — | 88 | 73 |
| rua António Sérgio, 10A | Active | €475,000 | €5,864 | 17.3% | 85 | 78 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · ba3a08 | Active | €475,000 | €5,220 | 4.4% | 75 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 023caa | Active | €475,000 | €5,220 | 4.4% | 78 | 76 |
| rua dos Diamantes, 146 | Active | €475,000 | €4,167 | 16.7% | 82 | — |
| Median comp | €475,000 | €5,220 | 4.4% | 80 | 76 |
Long-term rental The anticipated gross yield of 3.2% reflects a competitive rental income potential in a suburban area with strong residential demand near Lisbon. Given the fair valuation of €455,000 against the fair market value of €475,000, this strategy aligns well with stable tenant demand in the region. Family rental This property offers a suitable living space for families, supported by its proximity to amenities and a solid neighbourhood score of 73/100. With a fair valuation at €455,000 and healthy residential demand, it stands to attract long-term family tenants seeking stability and quality living. Buy-and-hold The property is positioned within a robust economic area with promising appreciation potential, making it a desirable buy-and-hold candidate despite its fair valuation. The combination of a favourable location and a solid neighbourhood score adds to its appeal for long-term investors looking to capitalize on future growth in the region.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of tenant turnover, which could lead to increased vacancy rates and costs associated with finding new occupants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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