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.
5-bedroom, 5-bathroom house of 245 m², built in 2022, energy rating A. Located on rua de Cacilhas, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The property boasts a modern home automation system, enhancing convenience and energy efficiency throughout the home with integrated smart technology for lighting and security.
The valuation. The asking price of €1,800,000 exceeds the fair value of €1,273,640 by €526,360, which is 29.2%. This indicates that the property is overpriced compared to its market worth.
Fair value modelled at €1,273,640 from the area baseline, adjusted for condition and location. Asking €1,800,000 sits €526,360 (29.2%) above — overpriced versus fair value.
Asking €1,800,000 versus the rua de Cacilhas area baseline of €1,094,660 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 82 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua de Cacilhas
Area baseline €1,094,660 + condition +€30,625 + location +€121,160 = modelled fair value of €1,273,640 (€5,199/m²), a €526,360 (29.2%) gap versus the €1,800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Cacilhas | Subject | €1,800,000 | €7,347 | — | 82 | 77 |
| Barcarena · ba591c | Active | €3,485,000 | €6,563 | 10.7% | 92 | 78 |
| avenida Conde de São Januário | Active | €2,600,000 | €7,242 | 1.4% | 80 | 75 |
| Porto Salvo · 00196b | Active | €1,065,500 | €6,659 | 9.4% | 85 | 65 |
| rua Flora, 151 | Active | €1,495,000 | €5,663 | 22.9% | 76 | 69 |
| Median comp | €2,047,500 | €6,611 | 10.0% | 83 | 72 |
Long-term rental The property's listing price of €1,800,000 results in an overpriced status when compared to the fair value of €1,273,640, indicating a significant gap of 29.2%. With a gross yield of only 1.9%, potential long-term rental income does not justify the elevated investment cost. Family rental Although the property boasts a spacious 245m² layout and a quality rating of 86/100, the €1,800,000 asking price is still €526,360 above fair value, making it overpriced in the current market. Families seeking rental options in Greater Lisbon will find the yield of 1.9% less attractive relative to the investment required. Buy-and-hold With property prices currently high at €1,800,000, significantly exceeding the fair value of €1,273,640, the investment represents an overpriced opportunity with a 29.2% valuation gap. The low gross yield of 1.9% further suggests that holding this asset for long-term appreciation may not be financially prudent in the current market scenario.
Tenant turnover risk: With a tenant stability score of 75/100, there is potential for increased turnover, which may lead to higher vacancy rates and costs associated with finding new tenants.
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