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, 4-bathroom house of 531 m², energy rating A. Located Barcarena parish, Oeiras municipality, Lisbon district. Noteworthy Features: This villa offers energy-efficient living with solar panels and automated curtains, along with a unique golf view enhancing its appeal in the sought-after Oeiras Golf & Residence area.
The valuation. The asking price of €3,485,000 is significantly higher than the fair value of €2,094,056, exceeding it by €1,390,944 (39.9%). Verdict: overpriced.
Fair value modelled at €2,094,056 from the area baseline, adjusted for condition and location. Asking €3,485,000 sits €1,390,944 (39.9%) above — overpriced versus fair value.
Asking €3,485,000 versus the Barcarena, Oeiras, Lisbon area baseline of €2,051,784 (€3,864/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 90/100 (Condition 92 · Materials 91 · Room dimensions 88). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Barcarena, Oeiras, Lisbon
Area baseline €2,051,784 + condition +€66,375 + location +€204,227 = modelled fair value of €2,094,056 (€3,944/m²), a €1,390,944 (39.9%) gap versus the €3,485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barcarena · ba591c | Subject | €3,485,000 | €6,563 | — | 92 | 78 |
| Barcarena · 6d54f9 | Active | €3,485,000 | €7,727 | 17.7% | 82 | 68 |
| autoestrada A5 | Active | €2,300,000 | €5,974 | 9.0% | 80 | 76 |
| Porto Salvo · 00196b | Active | €1,065,500 | €6,659 | 1.5% | 85 | 65 |
| Barcarena · 4bc6ce | Active | €1,150,000 | €4,733 | 27.9% | 76 | 70 |
| Median comp | €1,725,000 | €6,317 | 3.8% | 81 | 69 |
Long-term rental The property presents an overpriced investment opportunity, with a price of €3,485,000 against a fair value of €2,094,056, representing a significant 39.9% gap. At a gross yield of only 2.6%, it fails to provide an attractive return for long-term rental strategy, making it less advantageous in the current market. Family rental While the condition of the property is rated at 90/100 and it is located in a relatively safe suburban area, the excessive price tag of €3,485,000 compared to the fair value raises concerns. The gap of 39.9% combined with a low yield of 2.6% suggests that this family rental strategy is not ideal given the financial outlook. Buy-and-hold This property’s valuation at €3,485,000 is significantly inflated compared to its fair value of €2,094,056, indicating it is overpriced by 39.9%. The low gross yield of 2.6% can impede growth potential making a buy-and-hold strategy less favorable in the context of the current housing market dynamics. Not ideal for The market conditions and price points suggest that pursuing student housing, short-term vacation rental, or targeting the luxury market would not be advisable. Given the property’s characteristics and the economic environment, these strategies would likely underperform against the high cost of entry.
Economic Vulnerability With an economic stability score of 80/100, there remains a risk of potential downturns that could impact property values or rental income, compounded by a tenant stability score of 75/100 indicating a moderate risk of tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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