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, 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 marquee-style balcony, enhancing outdoor living options, while the recent bathroom renovation showcases high-end marble-effect tiles and modern fixtures for a luxurious touch.
The valuation. The asking price of €455,000 is positioned slightly below the fair value of €475,000, indicating a fair market scenario with a difference of €20,000 (4.2%).
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 €407,524 (€4,478/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €407,524, 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 · e554bf | Subject | €455,000 | €5,000 | — | 82 | 76 |
| rua António Sérgio | Active | €475,000 | €5,220 | 4.4% | 80 | 80 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 023caa | Active | €475,000 | €5,220 | 4.4% | 78 | 76 |
| 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 · 7e0c4b | Active | €455,000 | €4,550 | 9.0% | 85 | — |
| Median comp | €475,000 | €5,220 | 4.4% | 79 | 76 |
Long-term rental The property is well-positioned for long-term rental opportunities given its proximity to the Greater Lisbon area, attracting stable tenants seeking accessibility to jobs and amenities. With a yield of 3.2% gross, it is positioned fairly within the market's parameters. Buy-and-hold Investing in this property as a buy-and-hold strategy appears to be reasonable due to its fair valuation relative to the local market conditions. The 79/100 condition rating suggests that the apartment will likely maintain its appeal to tenants over time, supporting long-term value retention. Family rental This apartment meets the needs of family rentals, supported by the neighborhood's safety record and amenity access. The competitive pricing underscores its appropriateness for families, making it a stable investment over the long term. Not ideal for short-term vacation rental Considering the property is priced fairly and features a 3.2% yield, it may not meet the financial upside potential expected for short-term vacation rentals. Additionally, the neighborhood's characteristics are more conducive to stable, long-term residents rather than transient guests. Not ideal for luxury market While the property is fairly priced, it does not exhibit the high-end features typically sought in the luxury market. The neighborhood quality ratings suggest that the apartment may lack the prestige required for a successful luxury rental investment. Not ideal for student housing Given the fair valuation and the family-oriented nature of the neighborhood, this property may not meet the demands of the student housing market. The focus on stable, long-term residents further supports the argument against student rental potential.
Tenant turnover risk A tenant stability score of 70/100 indicates that there may be a higher likelihood of tenant turnover, which could lead to increased vacancy periods and associated costs. It suggests that while the economy is stable, potential fluctuations in tenant retention could impact cash flow negatively.
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