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, 1-bathroom apartment of 125 m² on the 1st floor, energy rating E. Located on rua Direita de Caxias, 4, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. The apartment features expansive windows that flood the space with natural light, emphasizing the beautiful Tagus River views from both the large living room and master bedroom.
The asking price of €900,000 is significantly above the fair value of €501,000, indicating that the property is overpriced. Confidence in this fair value assessment is medium. Estimated gross yield is 4.5%, resulting in approximately €3,375 per month before costs and vacancy.
This property's fair value is derived from two main models. The Transaction model relies on real transaction data from 225 sales in the area, forming 55% of the fair value calculation. The Adjusted asking-price model, contributing 45%, uses current listings with adjustments to reflect realistic sale prices. For this property, no conservative adjustments were necessary. Ultimately, we determine that the asking price is above the fair value, indicating a significant gap—44.3% downside relative to the asking price. Confidence in this estimation is medium.
Gross yield 4.5% (before costs)
No specific strategy stands out for this property.
Investors should consider that the asking price of €900,000 is significantly above the fair value of €501,000, indicating a 44.3% downside versus the asking price. The property is in decent condition, rated at 76 out of 100, but the neighborhood score is relatively low at 50 out of 100, which could affect long-term value appreciation. Overall, the market dynamics suggest caution given the pricing disparity.
Indicative, before costs, vacancy and management. Not investment advice.
Economic and tenant stability risk The economic stability score of 50/100 and tenant stability score of 50/100 indicate potential challenges in attracting and retaining reliable tenants, which could impact rental income and property performance. Fair value certainty risk With a fair value set at €501,000 but categorized with medium confidence due to the lack of micro-location transaction data, there exists a risk that the property's actual market value may significantly deviate from this valuation.
Grade AFindings: 0
Confirmed findings from our checks of this listing. They inform; they do not change the valuation.
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Models 3.4.3 (Data quality v3 · Valuation v4.1 · Strategy v3.1)
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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