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, 1-bathroom apartment of 85 m² on the 2nd floor, built in 1955, energy rating F. Located on rua Costa Pinto, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment features classic marble wainscoting and herringbone parquet combined with a significant discount due to a lifelong lease to an elderly tenant, enhancing investment appeal.
The valuation. The asking price of €300,000 is €16,900 (6.0%) above the fair value of €283,100, indicating the property is priced fairly. This positions the investment competitively within the market context.
Fair value modelled at €283,100 from 6 comparable sales in the area. Asking €300,000 sits €16,900 (6.0%) above — overpriced versus fair value.
Asking €300,000 versus the rua Costa Pinto area baseline of €270,278 (€3,180/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 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 €270,278, adjusted for condition and micro-location, gives a modelled fair value of €283,100 (€3,331/m²), a €16,900 (6.0%) gap versus the €300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Costa Pinto | Subject | €300,000 | €3,529 | — | 52 | 73 |
| avenida Doutor Francisco de Sá Carneiro, 11 | Active | €740,000 | €3,304 | 6.4% | 68 | 76 |
| Porto Salvo · 831208 | Active | €325,000 | €3,316 | 6.0% | 54 | 78 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 9c7bd7 | Active | €350,000 | €3,182 | 9.8% | 62 | 75 |
| praceta Nampula, 1 | Active | €395,000 | €3,527 | 0.1% | 65 | 74 |
| Median comp | €372,500 | €3,310 | 6.2% | 64 | 76 |
Long-term rental The property presents a gross yield of 5.6%, which is competitive for the suburban area of Oeiras e São Julião da Barra. Given the fair value assessment and the stable demand for long-term rentals in the neighborhood, it can provide steady income without significant risk. Buy-and-hold With a fair valuation at €300,000 and a gap of 6.0% from the calculated fair value, the investment is positioned well for price appreciation over time. The neighborhood's decent rating of 73/100 indicates a strong foundation for future growth, making it suitable for a buy-and-hold strategy. Family rental The property is well-suited for family rental, benefiting from suburban characteristics and low crime rates typical of the area. The strong neighborhood rating enhances its appeal to potential tenants looking for a safe and spacious living environment, supporting long-term rental stability.
Potential Tenant Turnover The tenant stability score of 70/100 suggests a moderate risk of tenant turnover, which could impact rental income and property cash flow.
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