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 penthouse of 352 m², built in 2020, energy rating A. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This penthouse offers direct access to Parque dos Poetas and a panoramic rooftop pool, enhancing both leisure and exclusivity in a prime coastal location.
The valuation. The asking price of €2,285,000 exceeds the fair value of €1,797,647 by €487,353 (21.3%), indicating that this property is overpriced. Buyers should be cautious of this significant discrepancy.
Fair value modelled at €1,797,647 from the area baseline, adjusted for condition and location. Asking €2,285,000 sits €487,353 (21.3%) above — overpriced versus fair value.
Asking €2,285,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €1,572,736 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 (Condition 85 · Materials 88 · Room dimensions 88). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 70 · Amenities 75 · Economic 65 · Tenant Quality 75). 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 €1,572,736 + condition +€44,000 + location +€141,839 = modelled fair value of €1,797,647 (€5,107/m²), a €487,353 (21.3%) gap versus the €2,285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 4d473f | Subject | €2,285,000 | €6,491 | — | 85 | 72 |
| estrada de Porto Salvo | Active | €950,000 | €4,338 | 33.2% | 78 | 76 |
| praceta Luís Cristino da Silva S / N | Active | €890,000 | €6,403 | 1.4% | 80 | 70 |
| rua Comandante Luis Filipe de Araújo S / N | Active | €970,000 | €6,258 | 3.6% | 80 | 70 |
| urbanização Quinta da Terrugem Terrugem | Active | €575,000 | €4,792 | 26.2% | 80 | 75 |
| Median comp | €920,000 | €5,525 | 14.9% | 80 | 73 |
Long-term rental The 4-bed penthouse in Oeiras e São Julião da Barra is overpriced, with a significant gap of 21.3% compared to its fair value, which limits potential for long-term rental profitability. With a gross yield of just 2.3%, this property may not be suitable for attracting quality tenants in a suburban area with a neighbourhood rating of only 72/100. Family rental The current price of €2,285,000 for the penthouse suggests the potential rent does not justify such an investment, given its fair value of €1,797,647. Families seeking rentals in suburban locations generally prioritize affordability and value, making this property less appealing in its current overpriced state. Buy-and-hold Investing in the 4-bed penthouse as a buy-and-hold strategy appears less advantageous due to its 21.3% valuation premium over fair value, limiting capital appreciation potential. The low yield of 2.3% and moderately rated neighbourhood further diminish the attractiveness of this long-term investment opportunity.
Economic Vulnerability The economic stability score of 65 suggests a moderate risk of economic downturn affecting rental income and property value.
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