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.
4-bedroom, 3-bathroom house of 350 m², built in 2006, energy rating B. Located Barcarena parish, Oeiras municipality, Lisbon district. This villa features a wraparound porch, a 25 m² swimming pool, and landscaped outdoor spaces, perfect for family gatherings and entertainment.
The valuation. The asking price of €1,400,000 sits 5.0% above the fair value of €1,329,746, indicating that the property is overpriced. Potential investors should carefully consider this valuation discrepancy before proceeding.
Fair value modelled at €1,329,746 from the area baseline, adjusted for condition and location. Asking €1,400,000 sits €70,254 (5.0%) above — overpriced versus fair value.
Asking €1,400,000 versus the Barcarena, Oeiras, Lisbon area baseline of €1,352,400 (€3,864/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 70 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 90 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Barcarena, Oeiras, Lisbon
Area baseline €1,352,400 + condition +€7,656 + location +€120,190 = modelled fair value of €1,329,746 (€3,799/m²), a €70,254 (5.0%) gap versus the €1,400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barcarena · 9375cd | Subject | €1,400,000 | €4,000 | — | 70 | 75 |
| rua Santa Bárbara | Active | €995,000 | €3,685 | 7.9% | 74 | 74 |
| Barcarena · 0900d8 | Active | €1,490,000 | €3,753 | 6.2% | 70 | 73 |
| Porto Salvo · 00196b | Active | €1,065,500 | €6,659 | 66.5% | 85 | 65 |
| Carnaxide e Queijas · 65a81e | Active | €1,690,000 | €7,071 | 76.8% | 80 | 75 |
| Median comp | €1,277,750 | €5,206 | 30.2% | 77 | 74 |
Long-term rental The property currently has a gross yield of 3%, which is relatively low given the fair value of €1,329,746, indicating that the investment may not generate optimal returns over the long term. At a listing price of €1,400,000, the property is overpriced, as evidenced by a gap of 5.0% from fair value. Family rental While the suburban location near Lisbon attracts diverse tenant profiles, the current listing price of €1,400,000 exceeds the fair value of €1,329,746, suggesting that potential renters may be deterred by high rental costs. With a condition score of 76/100 and a neighborhood rating of 75/100, the investment may struggle to meet market expectations for family suitability at this price point. Buy-and-hold The property’s positioning in a suburban area with moderate urban density provides some long-term potential; however, with the asking price at €1,400,000, it is currently overpriced compared to its fair value of €1,329,746. Investors aiming for appreciation may find this investment less attractive due to the minimal gap which indicates limited upside potential in the current market context.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of increased tenant turnover, potentially leading to higher vacancy rates and decreased rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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