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, 5-bathroom house of 455 m², built in 2009, energy rating C. Located on rua Costa Pinto, 81, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The property includes a unique attic suite with an open space concept, ideal for various uses, and a garage capable of accommodating three cars, a rare feature in a historic area.
The valuation. The asking price of €1,550,000 sits significantly below the fair value of €2,303,678, representing an exceptional opportunity at a 48.6% discount. This property is currently underpriced, making it an attractive proposition for investors. Buy-to-flip angle. The potential resale strategy focuses on enhancing the property's appeal through cosmetic upgrades to expedite a profitable flip, capitalizing on the existing value gap. Targeted renovations could elevate resale opportunities significantly in this desirable location. Buy-to-let angle. With an estimated gross yield of 5%, the rental income strategy aims to leverage the property’s appeal for long-term family rentals, projecting about €6,458 per month. Given the suburban characteristics, this property is well-positioned for steady rental demand.
Fair value modelled at €2,303,678 from the area baseline, adjusted for condition and location. Asking €1,550,000 sits €753,678 (48.6%) below — the upside to fair value.
Asking €1,550,000 versus the rua Costa Pinto, 81 area baseline of €2,055,690 (€4,518/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 80 · Room dimensions 74). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 80 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Costa Pinto, 81
Area baseline €2,055,690 + condition +€3,555 + location +€216,678 = modelled fair value of €2,303,678 (€5,063/m²), a €753,678 (48.6%) gap versus the €1,550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Costa Pinto, 81 | Subject | €1,550,000 | €3,407 | — | 72 | 76 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6d523a | Active | €1,500,000 | €6,944 | 103.9% | 72 | 70 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6fbe0d | Active | €1,200,000 | €6,452 | 89.4% | 80 | 75 |
| estrada Ribeira da Lage S / N | Active | €750,000 | €3,191 | 6.3% | 70 | 68 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · ac9999 | Active | €485,000 | €3,233 | 5.1% | 78 | 74 |
| Median comp | €975,000 | €4,843 | 42.2% | 75 | 72 |
Long-term rental This property, listed at €1,550,000, presents a compelling long-term rental opportunity due to its fair value of €2,303,678, indicating a significant gap of 48.6%. With a gross yield of 5% and a well-rated neighborhood, it is positioned to attract stable, quality tenants over time. Family rental With its spacious 4-bedroom layout and suburban characteristics, this property is ideally suited for family rentals, especially as families seek quality housing in areas with low crime rates. The neighborhood's amenities and a favorable tenant quality enhance its potential for long-term family occupancy. Buy-and-hold As a buy-and-hold investment, this house shows substantial promise with its fair value significantly exceeding the listing price, allowing for considerable equity appreciation over time. The property's condition and favorable neighborhood ratings further bolster its attractiveness as a long-term asset for investors. Not ideal for short-term rental Due to the suburban characteristics and the nature of the property, it does not align well with the demands of the short-term rental market. Additionally, the relatively stable environment may not attract the transient guests typically sought after in short-term accommodations. Not ideal for student housing The property's setting is not particularly conducive for student housing, as its suburban location may be less appealing to students seeking proximity to educational institutions. Furthermore, with a focus on family rentals, the existing infrastructure may not cater effectively to the needs of student tenants. Not ideal for luxury market Targeting the luxury market would be unsuitable for this property given its valuation and neighborhood profile, which do not support a high-end positioning. The focus on family and long-term tenants aligns better with the property's offerings than a luxury appeal would allow.
Tenant turnover risk With a tenant stability score of 70/100, there is a 30% potential for tenant turnover, which could lead to increased vacancy rates and lost rental income.
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