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, 6-bathroom house of 462 m², energy rating D. Located on rua Vasco da Gama, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The property boasts a private gym, a rustic wine cellar with a wood oven, and an ornamental pond with a freshwater fish filtration system.
The valuation. The asking price of €2,490,000 is 8.6% above the fair value of €2,276,476, indicating that the property is overpriced for the market. Buyers should weigh this discrepancy seriously before proceeding.
Fair value modelled at €2,276,476 from the area baseline, adjusted for condition and location. Asking €2,490,000 sits €213,524 (8.6%) above — overpriced versus fair value.
Asking €2,490,000 versus the rua Vasco da Gama area baseline of €2,064,216 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 70 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Vasco da Gama
Area baseline €2,064,216 + condition +€8,663 + location +€152,316 = modelled fair value of €2,276,476 (€4,927/m²), a €213,524 (8.6%) gap versus the €2,490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Vasco da Gama | Subject | €2,490,000 | €5,390 | — | 70 | 68 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6fbe0d | Active | €1,200,000 | €6,452 | 19.7% | 80 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6d523a | Active | €1,500,000 | €6,944 | 28.8% | 72 | 70 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 1e66bb | Active | €3,800,000 | €5,278 | 2.1% | 83 | 70 |
| rua Costa Pinto, 81 | Active | €1,550,000 | €3,407 | 36.8% | 72 | 76 |
| Median comp | €1,525,000 | €5,865 | 8.8% | 76 | 73 |
Long-term rental The property priced at €2,490,000 exceeds its fair value by 8.6%, highlighting that it is overpriced for long-term rental opportunities. With a gross yield of 4.2%, the investment does not provide an attractive return considering the local rental dynamics. Buy-and-hold At €2,490,000, the property is overpriced compared to its fair value of €2,276,476, making a buy-and-hold strategy less appealing. Prospective appreciation may not compensate for the initial premium paid over the fair market price. Family rental While the location caters well to family rentals, the €2,490,000 price tag indicates that the property is overpriced against its fair value. The demand from families may not offset the high acquisition cost, resulting in potential challenges in securing tenants at a desirable rental rate.
Economic Vulnerability The property faces a significant risk due to a relatively moderate Economic Stability score of 70/100, which may indicate potential fluctuations in market conditions affecting income stability. Tenant Vulnerability Additionally, a Tenant Stability score of 65/100 suggests possible challenges in tenant retention, leading to potential vacancies and income loss.
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