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 306 m², built in 2021. Located Barcarena parish, Oeiras municipality, Lisbon district. Noteworthy Features: The property boasts a state-of-the-art home automation system for centralized control, complemented by a dedicated wine cellar and gym for enhanced leisure and convenience.
The valuation. The asking price of €2,100,000 sits significantly above its fair value of €1,164,712, marking a discrepancy of €935,288 (44.5%). Verdict: overpriced.
Fair value modelled at €1,164,712 from the area baseline, adjusted for condition and location. Asking €2,100,000 sits €935,288 (44.5%) above — overpriced versus fair value.
Asking €2,100,000 versus the Barcarena, Oeiras, Lisbon area baseline of €1,050,804 (€3,434/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 90/100 (Condition 92 · Materials 93 · Room dimensions 86). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 75 · Amenities 60 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Barcarena, Oeiras, Lisbon
Area baseline €1,050,804 + condition +€38,250 + location +€75,658 = modelled fair value of €1,164,712 (€3,806/m²), a €935,288 (44.5%) gap versus the €2,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barcarena · f36602 | Subject | €2,100,000 | €6,863 | — | 92 | 68 |
| rua Doutor José Fernandes | Active | €800,000 | €2,454 | 64.2% | 70 | 73 |
| Queluz e Belas · 25f66e | Active | €790,000 | €3,278 | 52.2% | 74 | 85 |
| Porto Salvo · 00196b | Active | €1,065,500 | €6,659 | 3.0% | 85 | 65 |
| Porto Salvo · b45401 | Active | €949,000 | €2,719 | 60.4% | 80 | 78 |
| Median comp | €874,500 | €2,999 | 56.3% | 77 | 76 |
Long-term rental This property, priced at €2,100,000, is significantly above its fair value of €1,164,712, indicating a 44.5% gap, which makes it an unfavorable option for long-term rental investment. With a low gross yield of 2.5% and moderate neighborhood conditions, the investment fails to attract quality tenants necessary for sustained returns. Buy-and-hold The 5-bed house in Barcarena is marked as overpriced at €2,100,000, far exceeding its fair value of €1,164,712, creating a concerning 44.5% valuation gap. Given the property’s 2.5% yield and the average neighborhood rating, it does not present a compelling case for long-term appreciation in value. Family rental Valued at €2,100,000, this property is overpriced against its fair value of €1,164,712, reflecting a substantial 44.5% gap that suggests challenges in profitability. The low yield of 2.5% coupled with neighborhood metrics may hinder its attractiveness for families seeking rental options. Not ideal for Short-term vacation rental, Luxury market, Student housing. This property does not align with the profile needed for high-demand markets such as short-term vacation rentals or student housing, due to its high price and limited yield potential. Furthermore, the luxury market would find the pricing unjustifiable given the economic conditions in the surrounding area.
Moderate economic risk The property may experience challenges in economic stability due to its score of 70/100, which suggests potential fluctuations in market conditions affecting tenant retention and income.
