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.
3-bedroom, 2-bathroom house of 93 m², built in 1988, energy rating E. Located Barcarena parish, Oeiras municipality, Lisbon district. Property Features: The property is currently generating rental income from two independent T1 units, providing immediate cash flow for investors with significant renovation potential to transform into a T3 home. Investment Opportunity: This versatile house is situated in a growing area with strategic access to Lisbon and Cascais, enhancing its long-term value as a residential or investment property.
The valuation. The property is listed at €445,000, which exceeds the fair value of €329,853 by €115,147 (25.9%). This indicates that the property is overpriced and may not attract savvy buyers.
Fair value modelled at €329,853 from the area baseline, adjusted for condition and location. Asking €445,000 sits €115,147 (25.9%) above — overpriced versus fair value.
Asking €445,000 versus the Barcarena, Oeiras, Lisbon area baseline of €359,352 (€3,864/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 64 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 76 · Amenities 65 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Barcarena, Oeiras, Lisbon
Area baseline €359,352 + condition -€18,891 + location +€29,381 = modelled fair value of €329,853 (€3,547/m²), a €115,147 (25.9%) gap versus the €445,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barcarena · 93897a | Subject | €445,000 | €4,785 | — | 64 | 73 |
| rua Padre Américo, 30 | Active | €650,000 | €6,190 | 29.4% | 54 | 73 |
| Porto Salvo · 25f6e7 | Active | €520,000 | €3,688 | 22.9% | — | 75 |
| beco dos Cantoneiros, 29 | Active | €335,000 | €3,221 | 32.7% | 78 | 76 |
| Massamá e Monte Abraão · ba3e21 | Active | €450,000 | €4,167 | 12.9% | 60 | 75 |
| Median comp | €485,000 | €3,928 | 17.9% | 60 | 75 |
Family rental The 3-bed house in Barcarena is currently priced at €445,000, which is 25.9% above its fair value of €329,853, indicating it is overpriced. With a gross yield of only 3.7%, potential returns for family rentals may struggle to justify the high price point. Long-term rental At €445,000, this property is overpriced relative to its fair value of €329,853, creating a 25.9% gap that diminishes long-term rental prospects. The current gross yield of 3.7% suggests that rental returns may not be enough to offset the elevated purchase price over time. Buy-and-hold The buy-and-hold strategy may not be suitable for the 3-bed house in Barcarena since it is priced at €445,000, 25.9% above the fair value of €329,853, indicating an overpriced position. Investors could face challenges as the gross yield of 3.7% does not align well with expected appreciation in this competitive market.
Economic Downturn Risk The property has a high economic stability score of 80/100, but with a tenant stability score of only 70/100, indicating a potential risk of vacancies or inconsistent rental income during economic fluctuations.
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