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.
5-bedroom, 5-bathroom house of 720 m², built in 1970. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This property features two authentic 18th-century tile panels, seamlessly integrating historical charm into its modern design while enhancing its unique character and aesthetic appeal.
The valuation. The asking price of €3,800,000 is above the fair value of €3,650,630, resulting in a difference of €149,370 (3.9%). This property is considered overpriced relative to market comparisons.
Fair value modelled at €3,650,630 from the area baseline, adjusted for condition and location. Asking €3,800,000 sits €149,370 (3.9%) above — overpriced versus fair value.
Asking €3,800,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €3,296,880 (€4,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 83 · Materials 88 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 65). 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 €3,296,880 + condition +€90,000 + location +€263,750 = modelled fair value of €3,650,630 (€5,070/m²), a €149,370 (3.9%) gap versus the €3,800,000 asking price.
Long-term rental The property's current listing price of €3,800,000 exceeds its fair value by 3.9%, indicating that it is overpriced for a long-term rental investment. Additionally, with a gross yield of 4.2%, the returns do not justify the investment at this price point. Family rental Given that the property is priced above its fair market value, it is not an ideal candidate for family rental opportunities in Oeiras. Families are likely to seek value for their investment, and this property does not provide that amidst its overpriced valuation. Buy-and-hold While the location suggests potential for appreciation, the current valuation of €3,800,000 places the property above fair value. As such, a buy-and-hold strategy may not yield satisfactory returns given the present market conditions and the property's overpriced status.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of increased turnover rates, which may lead to higher vacancy periods and associated costs.
