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, 5-bathroom house of 186 m², built in 1979. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This modern T4 house offers exceptional outdoor living with a surrounding garden and a patio, ensuring ample space for relaxation and entertaining. Condition Note: Each room incorporates high-quality finishes, maximizing natural light through large windows for an inviting atmosphere.
The valuation. The asking price of €1,200,000 is significantly above the fair value of €960,113, reflected in a disparity of €239,887 or 20.0%. This property is considered overpriced in the current market.
Fair value modelled at €960,113 from the area baseline, adjusted for condition and location. Asking €1,200,000 sits €239,887 (20.0%) above — overpriced versus fair value.
Asking €1,200,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €851,694 (€4,579/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 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 80 · 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 €851,694 + condition +€23,250 + location +€85,169 = modelled fair value of €960,113 (€5,162/m²), a €239,887 (20.0%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6fbe0d | Subject | €1,200,000 | €6,452 | — | 80 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 1e66bb | Active | €3,800,000 | €5,278 | 18.2% | 83 | 70 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6d523a | Active | €1,500,000 | €6,944 | 7.6% | 72 | 70 |
| rua Costa Pinto, 81 | Active | €1,550,000 | €3,407 | 47.2% | 72 | 76 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · ac9999 | Active | €485,000 | €3,233 | 49.9% | 78 | 74 |
| Median comp | €1,525,000 | €4,343 | 32.7% | 75 | 72 |
Long-term rental The property’s €1,200,000 listing significantly exceeds the fair value of €960,113, indicating a 20.0% premium that undermines potential profitability. With a gross yield of 3.5%, this investment is less attractive in a market where lower entry prices could yield better returns. Buy-and-hold Given the property is listed at an inflated price compared to its fair value, long-term appreciation potential is limited, while the current 3.5% yield does not compensate for the premium paid. Investing in this house would likely lead to an underwhelming return over time, given the higher initial cost against that fair valuation of €960,113. Family rental Although the property benefits from a decent condition score of 84/100 and a reasonably sized 4-bed layout, the overpriced listing suggests that family tenants may not be willing to pay a premium for occupancy. Furthermore, with a €1,200,000 listing, the investment could alienate potential renters seeking affordable options in a neighborhood rated 75/100. Not ideal for: Short-term vacation rental; Student housing.
Economic Dependence Risk Renters' economic instability, with a score of 75/100, may lead to fluctuations in occupancy rates, affecting overall revenue stability.
