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, 4-bathroom house of 216 m². Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Property Features: The home boasts an inviting attic with independent access, perfect for a home office, and a spacious terrace offering a private outdoor retreat in a tranquil residential area.
The valuation. The asking price of €1,500,000 is significantly above the fair value of €1,068,189, reflecting an overpricing of €431,811 (28.8%). This disparity signals that potential investors may need to proceed with caution.
Fair value modelled at €1,068,189 from the area baseline, adjusted for condition and location. Asking €1,500,000 sits €431,811 (28.8%) above — overpriced versus fair value.
Asking €1,500,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €989,064 (€4,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon
Area baseline €989,064 + condition +€0 + location +€79,125 = modelled fair value of €1,068,189 (€4,945/m²), a €431,811 (28.8%) gap versus the €1,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6d523a | Subject | €1,500,000 | €6,944 | — | 72 | 70 |
| alameda Conde de Oeiras, 52 | Active | €1,600,000 | €6,107 | 12.1% | 74 | 70 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6fbe0d | Active | €1,200,000 | €6,452 | 7.1% | 80 | 75 |
| rua Costa Pinto, 81 | Active | €1,550,000 | €3,407 | 50.9% | 72 | 76 |
| alameda Conde de Oeiras S / N | Active | €1,900,000 | €6,667 | 4.0% | — | 74 |
| Median comp | €1,575,000 | €6,280 | 9.6% | 74 | 75 |
Long-term rental The property presents a gross yield of 3.4%, which is below the ideal return for long-term rental strategies, particularly given its overpriced status. This makes it less attractive for investors seeking consistent cash flow in a market that relies heavily on Lisbon for employment. Family rental While the property has sufficient space for families, its overpriced valuation at €1,500,000 may deter potential renters who are typically budget-conscious. This positioning in a suburban area further complicates the appeal to families who may prefer more affordable options. Buy-and-hold Given the current gap of 28.8% between listing and fair value, the buy-and-hold strategy is less favorable, as holding an overpriced asset may lead to long-term financial strain. Additionally, the moderate condition rating of 75/100 does not inspire confidence in future appreciation potential in the current market landscape.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for relatively high tenant turnover, which could lead to increased vacancy rates and associated costs.
