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.
3-bedroom, 2-bathroom apartment of 110 m², energy rating C. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment features a spacious balcony with panoramic sea views and is only a short 10-minute walk from the beach and train station, enhancing both leisure and convenience.
The valuation. The asking price of €650,000 sits 3.9% below the fair value of €676,549, indicating a fair valuation for this property. This suggests that the asking price is well-aligned with the market expectations for a 3-bed, 2-bath apartment in this region.
Fair value modelled at €695,375 from 4 comparable sales in the area. Asking €650,000 sits €45,375 (6.5%) below — the upside to fair value.
Asking €650,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €667,566 (€6,069/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €667,566, adjusted for condition and micro-location, gives a modelled fair value of €695,375 (€6,322/m²), a €45,375 (6.5%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 0ac718 | Subject | €650,000 | €5,909 | — | 58 | 77 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · d05a19 | Active | €750,000 | €6,818 | 15.4% | 70 | 71 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 3a73cd | Active | €699,000 | €5,825 | 1.4% | 72 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 627457 | Active | €750,000 | €6,818 | 15.4% | 70 | 80 |
| rua António Jorge Dias, 9 | Active | €595,000 | €5,409 | 8.5% | 72 | — |
| Median comp | €724,500 | €6,322 | 7.0% | 71 | 75 |
Long-term rental The property offers a reasonable yield of 3.1% gross, making it a stable long-term rental investment. The fair value assessment indicates that the property is priced appropriately in the current market. Luxury market While the property is within a desirable neighbourhood, the pricing aligns with fair market value rather than presenting significant luxury appeal. This positions it as a steady option for buyers seeking well-rated areas without the premium typically associated with luxury properties. Family rental With strong neighbourhood ratings and proximity to amenities, this 3-bed apartment meets the criteria for family rentals. However, the property’s fair pricing suggests it will appeal to families looking for good value, limiting the potential for extraordinary demand growth. Not ideal for Given the fair valuation, strategies centered around student housing, value-add renovation, or short-term rentals may not be suitable here, as they typically require more financial maneuvering in an overpriced scenario. The property’s current condition and rent yield do not lend themselves to enhancement or quick turnover strategies in an already competitive market.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant possibility of turnover affecting cash flow stability and increasing vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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