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 1975, energy rating B. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This apartment’s location features convenient access to local amenities and transport links, enhancing the overall lifestyle experience for residents.
The valuation. The asking price of €455,000 sits slightly below fair value at €481,250, resulting in a difference of €26,250 (5.5%). This indicates the property is priced fairly and reflects the current market conditions.
Fair value modelled at €487,500 from 3 comparable sales in the area. Asking €455,000 sits €32,500 (6.7%) 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 €444,240 (€4,882/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €444,240, adjusted for condition and micro-location, gives a modelled fair value of €487,500 (€5,357/m²), a €32,500 (6.7%) 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 · 0acf06 | Subject | €455,000 | €5,000 | — | — | 72 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 261e91 | Active | €475,000 | €5,864 | 17.3% | 73 | 73 |
| rua António Xavier Machado e Cerveira | Active | €600,000 | €5,357 | 7.1% | 72 | 74 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 28b6ff | Active | €475,000 | €5,220 | 4.4% | 78 | 73 |
| Median comp | €475,000 | €5,357 | 7.1% | 73 | 73 |
Buy-and-hold This 2-bed apartment in Oeiras, priced at €455,000, presents a stable investment opportunity given its fair valuation at €481,250, with a modest gap of 5.5%. The property benefits from a relatively good yield of 3.3% gross and its proximity to Lisbon enhances its long-term appreciation potential. Long-term rental With a fair market price and respectable tenant quality in a safe neighborhood, this property could serve effectively for long-term rental purposes. The occupancy demand is likely to be consistent due to the amenities and family-friendly atmosphere of Oeiras. Family rental As a family-oriented apartment in a neighborhood rated 72/100 for amenities, this property aligns well with the needs of potential long-term tenants. The apartment's good condition rating of 67/100 contributes to its suitability as a comfortable home for families looking for stability. Not ideal for luxury market Priced at €455,000, this apartment does not align with luxury market expectations, as it offers moderate returns and amenities that appeal to a broader demographic. The location's overall rating suggests it may not command the premium pricing associated with luxury properties. Not ideal for short-term vacation rental While the apartment is fairly priced, the competition in the short-term rental market may limit profitability due to lower expected yields around 3.3%. The local demand dynamics favor longer stays over transient short-term vacation rentals. Not ideal for student housing The demographics of Oeiras suggest a preference for family-oriented living rather than student accommodations, impacting the attractiveness of this property for that market segment. Additionally, the apartment's conditions and amenities make it less suitable for transient student renters seeking basic housing.
Economic downturn exposure Significant economic instability could arise given the Economic stability score of 80/100, increasing the risk of tenant turnover due to job loss or reduced income.
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