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, 5-bathroom house of 311 m², energy rating B. Located on rua Conde de Arrochela, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The property includes a spacious basement with a 70 m² garage that accommodates multiple vehicles and enhances storage options, alongside a beautifully landscaped outdoor area with excellent sun exposure.
The valuation. The asking price of €1,730,000 is positioned significantly above the fair value of €1,559,997, resulting in an overpriced verdict of €170,003 (9.8%). This discrepancy suggests the property may not appeal to value-seeking investors.
Fair value modelled at €1,559,997 from the area baseline, adjusted for condition and location. Asking €1,730,000 sits €170,003 (9.8%) above — overpriced versus fair value.
Asking €1,730,000 versus the rua Conde de Arrochela area baseline of €1,389,548 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 60 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Conde de Arrochela
Area baseline €1,389,548 + condition +€27,698 + location +€108,229 = modelled fair value of €1,559,997 (€5,016/m²), a €170,003 (9.8%) gap versus the €1,730,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Conde de Arrochela | Subject | €1,730,000 | €5,563 | — | 78 | 69 |
| Porto Salvo · 00196b | Active | €1,065,500 | €6,659 | 19.7% | 85 | 65 |
| avenida Conde de São Januário | Active | €2,600,000 | €7,242 | 30.2% | 80 | 75 |
| rua Quartzo S / N | Active | €748,000 | €3,740 | 32.8% | — | 71 |
| Barcarena · 9375cd | Active | €1,400,000 | €4,000 | 28.1% | 70 | 75 |
| Median comp | €1,232,750 | €5,330 | 4.2% | 80 | 73 |
Long-term rental The property is currently overpriced at €1,730,000 compared to a fair value of €1,559,997, indicating a 9.8% premium that may deter potential long-term tenants. With a gross yield of 3.3% and a condition rating of 81/100, the property doesn't present a compelling case for a long-term investment. Family rental While the neighborhood's suburban character offers a safer environment appealing to families, the property’s price at €1,730,000 exceeds its fair value, making it less attractive for family rentals. Additionally, a gross yield of 3.3% suggests limited rental income potential relative to the high purchase price, posing a risk for family-oriented investors. Buy-and-hold Given the current price of €1,730,000, the property is overvalued compared to the fair value of €1,559,997, resulting in a concerning 9.8% gap that could hinder long-term appreciation. The property's yield of 3.3% and condition score of 81/100 suggest that while it may perform adequately in the buy-and-hold strategy, the high purchase price could significantly limit favorable returns over time.
Economic and Tenant Stability Risk The economic stability score of 70 and the tenant stability score of 70 suggest potential difficulties in maintaining consistent rental income due to moderate levels of economic and tenant reliability.
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