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.
6-bedroom, 8-bathroom house of 442 m², built in 1978, energy rating E. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This property includes a generous outdoor space of approximately 1,000 m², ideal for the addition of luxurious amenities like a swimming pool or landscaped gardens.
The valuation. The asking price of €2,735,000 is significantly above its fair value of €2,039,841, representing an overpricing of €695,159 (25.4%). This suggests that potential buyers may find better value elsewhere. Buy-to-flip angle. A buy-to-flip strategy would require strategic renovations to improve the property’s condition, aiming for a resale above the purchase price, likely requiring an investment in higher-quality finishes and modernization. Buy-to-let angle. The rental income strategy anticipates a gross yield of 2.8%, with an estimated monthly income of €6,382. This makes it suitable for long-term rental or family rental in a desirable Lisbon metropolitan area.
Fair value modelled at €2,039,841 from the area baseline, adjusted for condition and location. Asking €2,735,000 sits €695,159 (25.4%) above — overpriced versus fair value.
Asking €2,735,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €1,974,856 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 48/100 (Condition 45 · Materials 50 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 75 · Amenities 70 · Economic 80 · 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 €1,974,856 + condition -€186,469 + location +€202,392 = modelled fair value of €2,039,841 (€4,615/m²), a €695,159 (25.4%) gap versus the €2,735,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · b7c345 | Subject | €2,735,000 | €6,188 | — | 45 | 75 |
| rua Vasco da Gama | Active | €1,600,000 | €4,082 | 34.0% | 56 | 74 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 023a0f | Active | €4,900,000 | €21,121 | 241.3% | 75 | 74 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 261ccb | Active | €1,990,000 | €9,005 | 45.5% | 52 | 74 |
| Carnaxide e Queijas · 4bba66 | Active | €950,000 | €3,598 | 41.8% | 56 | 78 |
| Median comp | €1,795,000 | €6,544 | 5.7% | 56 | 74 |
Long-term rental The gross yield of 2.8% suggests that the return on this investment will be modest compared to market standards. Additionally, with a fair value estimation of approximately €2,040,000, the property is overpriced at the current listing of €2,735,000, indicating a lack of potential for healthy long-term appreciation. Family rental While the property is spacious and situated in a decent neighborhood rated at 75/100, the high listing price reduces the attractiveness for family rentals, especially given the current fair value deficit. The condition rating of 48/100 also poses challenges for achieving desirable rental conditions that families typically seek. Buy-and-hold The investment appeal for a buy-and-hold strategy is diminished as the property is selling for 25.4% above fair value, compromising future returns. Moreover, the combination of low yield and decent neighborhood rating does not justify the elevated price for investors looking to secure long-term growth. Not ideal for The property is not suitable for student housing due to its distance from educational institutions and high price point. Short-term vacation rentals are also a poor fit given the listed price and relatively moderate amenities, which may not attract tourists seeking luxury. Luxury market With an excessive listing price of €2,735,000 against a fair value of €2,039,841, the property does not align with the luxury market expectations in terms of value. The combination of condition and yield further detracts from positioning this asset within an upscale market segment.
Economic downturn risk A sudden economic downturn could negatively affect the property due to its economic stability score of 80/100, which, while high, still indicates potential vulnerability to market fluctuations.
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