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 villa of 385 m², energy rating A+. Located on autoestrada A5, Barcarena parish, Oeiras municipality, Lisbon district. Noteworthy Features: This villa includes a versatile office space that can easily transform into a gym, library, or additional bedroom, adding flexibility for modern living. Additional Detail: Set within the exclusive Oeiras Golf & Residence, the property offers direct access to scenic golf course views and a tranquil environment.**
The valuation. The asking price of €2,300,000 sits significantly above the fair value of €1,502,424, creating an excess of €797,576 (34.7%). In conclusion, this property is overpriced.
Fair value modelled at €1,502,424 from the area baseline, adjusted for condition and location. Asking €2,300,000 sits €797,576 (34.7%) above — overpriced versus fair value.
Asking €2,300,000 versus the autoestrada A5 area baseline of €1,487,640 (€3,864/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 (Condition 80 · Materials 90 · Room dimensions 92). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
autoestrada A5
Area baseline €1,487,640 + condition +€48,125 + location +€132,209 = modelled fair value of €1,502,424 (€3,902/m²), a €797,576 (34.7%) gap versus the €2,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| autoestrada A5 | Subject | €2,300,000 | €5,974 | — | 80 | 75 |
| Barcarena · 6d54f9 | Active | €3,485,000 | €7,727 | 29.3% | 82 | 68 |
| Barcarena · ba591c | Active | €3,485,000 | €6,563 | 9.9% | 92 | 78 |
| Barcarena · 4bc6ce | Active | €1,150,000 | €4,733 | 20.8% | 76 | 70 |
| Porto Salvo · 00196b | Active | €1,065,500 | €6,659 | 11.5% | 85 | 65 |
| Median comp | €2,317,500 | €6,611 | 10.7% | 84 | 69 |
Long-term rental The property in Barcarena is priced at €2,300,000, significantly above the fair value of €1,502,424, indicating it is overpriced by 34.7%. With a gross yield of only 2.6%, this investment may not meet the expected income returns for long-term rental strategies in the current market. Buy-and-hold At €2,300,000, the villa's valuation surpasses its fair market value by 34.7%, rendering it overpriced. Given its relatively low gross yield of 2.6%, holding this property for future appreciation may not provide adequate compensation for the initial investment risk. Family rental Listing the villa at €2,300,000 places it 34.7% above its fair value of €1,502,424, categorizing it as overpriced in the family rental market. The moderate yield of 2.6% suggests that the financial return might not justify the high purchase price for family occupancy, which typically seeks more affordable options.
Tenant turnover risk High tenant turnover could occur due to the moderate tenant stability score of 75/100, potentially resulting in increased vacancy rates and maintenance costs for the property.
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
