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 262 m², built in 1985, energy rating E. Located on alameda Conde de Oeiras, 52, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The property boasts a large basement game room designed for entertaining, alongside a beautifully maintained garden that enhances outdoor leisure options for family and friends.
The valuation. The asking price of €1,600,000 is significantly above the fair value of €1,303,043, resulting in an overprice of €296,957 (18.6%). This indicates that the property is not competitively priced in the current market. Buy-to-flip angle. A buy-to-flip strategy could target a resale within a year, focusing on minor aesthetic upgrades to enhance appeal, but current pricing makes quick profits unlikely due to the high entry cost. Buy-to-let angle. The estimated gross yield of 2.3% translates to approximately €3,067 per month, suggesting that while rental income is stable, it may not meet the expectations of aggressive yield-focused investors.
Fair value modelled at €1,303,043 from the area baseline, adjusted for condition and location. Asking €1,600,000 sits €296,957 (18.6%) above — overpriced versus fair value.
Asking €1,600,000 versus the alameda Conde de Oeiras, 52 area baseline of €1,199,698 (€4,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
alameda Conde de Oeiras, 52
Area baseline €1,199,698 + condition +€7,369 + location +€95,976 = modelled fair value of €1,303,043 (€4,973/m²), a €296,957 (18.6%) gap versus the €1,600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda Conde de Oeiras, 52 | Subject | €1,600,000 | €6,107 | — | 74 | 70 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6d523a | Active | €1,500,000 | €6,944 | 13.7% | 72 | 70 |
| rua Sacadura Cabral, 4 | Active | €925,000 | €5,781 | 5.3% | 75 | 73 |
| São Domingos de Rana · f3633c | Active | €750,000 | €6,944 | 13.7% | 73 | 69 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 1e66bb | Active | €3,800,000 | €5,278 | 13.6% | 83 | 70 |
| Median comp | €1,212,500 | €6,363 | 4.2% | 74 | 70 |
Long-term rental The property’s current listing price of €1,600,000 represents an 18.6% gap above its fair value of €1,303,043, indicating it is overpriced in the long-term rental market. With a gross yield of only 2.3%, the returns do not justify the premium being asked. Family rental As the property is priced at €1,600,000, which is significantly above the fair value of €1,303,043, it is deemed overpriced for families looking for rental options. This pricing limits the potential appeal of the property in a suburban area, where housing affordability is crucial for family tenants. Buy-and-hold The buy-and-hold strategy is not favored here as the property’s price of €1,600,000 is 18.6% higher than its fair value of €1,303,043, making it overpriced for long-term investment. The low yield of 2.3% further suggests that holding onto this property may not yield desirable returns over time.
Economic Dependency Risk The economic stability score of 70/100 suggests a reliance on certain industries that might be vulnerable to downturns, which could affect tenant retention and rental income.**
