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.
6-bedroom, 4-bathroom house of 221 m², built in 1952, energy rating F. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Property Features: This three-story villa includes a lower floor with an independent living space and bathroom, ideal for guest accommodation or creating a rental unit. Investment Potential: Subject to approvals, it can be converted into three apartments.
The valuation. The asking price of €1,990,000 exceeds the fair value of €1,037,282 by €952,718, indicating the property is overpriced at 47.9%. This discrepancy suggests limited potential for immediate capital appreciation.
Fair value modelled at €1,037,282 from the area baseline, adjusted for condition and location. Asking €1,990,000 sits €952,718 (47.9%) above — overpriced versus fair value.
Asking €1,990,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €987,428 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 (Condition 52 · Materials 58 · Room dimensions 58). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 70). 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 €987,428 + condition -€71,825 + location +€97,148 = modelled fair value of €1,037,282 (€4,694/m²), a €952,718 (47.9%) gap versus the €1,990,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 261ccb | Subject | €1,990,000 | €9,005 | — | 52 | 74 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6d523a | Active | €1,500,000 | €6,944 | 22.9% | 72 | 70 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 023a0f | Active | €4,900,000 | €21,121 | 134.6% | 75 | 74 |
| Carnaxide e Queijas · 4bba66 | Active | €950,000 | €3,598 | 60.0% | 56 | 78 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 82c872 | Active | €1,100,000 | €3,056 | 66.1% | — | 72 |
| Median comp | €1,300,000 | €5,271 | 41.5% | 72 | 73 |
Long-term rental Despite its proximity to Lisbon's economic and social infrastructure, the property is overpriced by nearly 48%, limiting the potential for a viable long-term rental investment. At a gross yield of only 2%, the financial returns do not justify the high initial investment. Family rental The high asking price means that this property may not attract families looking for affordable long-term housing options in the suburb of Oeiras e São Julião da Barra. Coupled with a condition rating of 54/100, the investment may be less appealing to family renters who prioritize value and quality. Buy-and-hold With a fair value significantly lower than the listing price, the buy-and-hold strategy appears unfeasible given the 47.9% gap. The low yield of 2% further diminishes the benefits of realizing long-term capital appreciation in this suburban location.
Economic Dependence The property is at risk due to its moderately high economic stability score of 75, which suggests potential vulnerability to economic downturns affecting tenant support with a lower tenant stability score of 70; this could lead to increased vacancy rates or rental payment issues.
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