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, 0-bathroom house of 352 m², built in 2020. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This property boasts a stunning panoramic terrace with a swimming pool, offering breathtaking views of the sea and the Tagus River, enhancing outdoor leisure opportunities.
The valuation. The asking price of €2,285,000 is significantly above the fair value of €1,816,989, representing an overpricing of €468,011, or 20.5%. This excessive pricing may deter potential buyers seeking value. Buy-to-flip angle. Given the property’s high-quality finishes, a resale or wholesale strategy could involve cosmetic upgrades to attract buyers willing to invest significantly due to its prime location. Quick renovations could draw offers, increasing potential profit margins. Buy-to-let angle. The property offers a gross yield of 2.3% with an estimated rental income of €4,380 per month, making it suitable for long-term family rentals in a desirable suburban neighborhood. This steady income stream may appeal to investors looking for passive revenue.
Fair value modelled at €1,816,989 from the area baseline, adjusted for condition and location. Asking €2,285,000 sits €468,011 (20.5%) above — overpriced versus fair value.
Asking €2,285,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €1,572,736 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 80 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 75 · Amenities 80 · Economic 70 · Tenant Quality 75). 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 €1,572,736 + condition +€44,000 + location +€161,181 = modelled fair value of €1,816,989 (€5,162/m²), a €468,011 (20.5%) gap versus the €2,285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 4a81dd | Subject | €2,285,000 | €6,491 | — | 80 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 49b8aa | Active | €1,550,000 | €4,726 | 27.2% | 78 | 73 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 023cc5 | Active | €1,550,000 | €4,726 | 27.2% | 73 | 78 |
| rua Rainha Santa Isabel, 8A | Active | €650,000 | €3,439 | 47.0% | 72 | 76 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · ac9999 | Active | €485,000 | €3,233 | 50.2% | 78 | 74 |
| Median comp | €1,100,000 | €4,083 | 37.1% | 76 | 75 |
Family rental The property in Oeiras e São Julião da Barra, Paço de Arcos e Caxias is overpriced by 20.5%, with a fair value of €1,816,989 compared to the listing price of €2,285,000. With a low yield of 2.3%, the potential rental income may not justify the high purchase price for families looking for long-term housing. Long-term rental Given the current listing price of €2,285,000, which exceeds the fair value by 20.5%, the property is not a sound investment for long-term rental. The 2.3% gross yield suggests that investors may find better opportunities in the market that offer higher returns and value. Buy-and-hold The buy-and-hold strategy is compromised as the property is overpriced by 20.5%, with a fair value of only €1,816,989. This high purchase price relative to the expected yield of 2.3% raises concerns about the long-term appreciation potential and overall profitability of the investment.
Economic vulnerability The property may face challenges due to a relatively moderate economic stability score of 70/100, indicating potential fluctuations in the market that could affect rental income. Risks associated with tenant turnover A tenant stability score of 75/100 suggests a likelihood of higher turnover rates, which could lead to increased vacancy periods and associated costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
