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.
5-bedroom, 6-bathroom house of 385 m², built in 2016, energy rating B. Located on rua Carreira de Tiro, 88, Barcarena parish, Oeiras municipality, Lisbon district. Noteworthy Features: The property includes a dedicated outdoor space with a large swimming pool and meticulously landscaped gardens, enhancing its appeal for hosting gatherings and family activities.
The valuation. The asking price of €2,700,000 sits significantly above the fair value of €1,472,696, resulting in an overvaluation of €1,227,304 (45.5%). This property is not aligned with market expectations.
Fair value modelled at €1,472,696 from the area baseline, adjusted for condition and location. Asking €2,700,000 sits €1,227,304 (45.5%) above — overpriced versus fair value.
Asking €2,700,000 versus the rua Carreira de Tiro, 88 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 76/100 (Condition 73 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Carreira de Tiro, 88
Area baseline €1,487,640 + condition +€7,820 + location +€142,786 = modelled fair value of €1,472,696 (€3,825/m²), a €1,227,304 (45.5%) gap versus the €2,700,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carreira de Tiro, 88 | Subject | €2,700,000 | €7,013 | — | 73 | 77 |
| autoestrada A5 | Active | €2,300,000 | €5,974 | 14.8% | 80 | 76 |
| autoestrada A5 | Active | €2,300,000 | €5,974 | 14.8% | 80 | 75 |
| Barcarena · 6d54f9 | Active | €3,485,000 | €7,727 | 10.2% | 82 | 68 |
| Porto Salvo · 93892e | Active | €1,575,000 | €4,787 | 31.7% | 80 | 65 |
| Median comp | €2,300,000 | €5,974 | 14.8% | 80 | 72 |
Long-term rental The property is considered overpriced with a listing price of €2,700,000, significantly above the fair value of €1,472,696, presenting a 45.5% gap. This high price point results in a low yield of 2.5%, making it less attractive for long-term investment. Buy-and-hold Despite its potential, the property's listing at €2,700,000 versus a fair value of €1,472,696 reflects an excessive valuation, equating to a 45.5% premium. The relatively low yield of 2.5% also suggests that holding this asset may not generate substantial returns over time. Family rental With a listing price of €2,700,000 and a fair value of €1,472,696, the 45.5% overpricing limits its suitability for family rental strategies. The yield of only 2.5% further indicates that investing in this property for rental purposes may not be financially viable given current market conditions.
Tenant turnover risk High tenant turnover could occur due to a slightly lower tenant stability score of 75/100, potentially leading to increased vacancy rates and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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