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, 7-bathroom house of 462 m², built in 1983, energy rating D. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Garage Floor / Leisure Area The lower floor includes a versatile games room with a gym area and a supporting kitchen featuring a wood oven, enhancing multifunctional living. Exterior – a true extension of the house The indoor swimming pool is fully heated with a heat pump, allowing year-round enjoyment of a wellness space.
The valuation. The asking price of €2,490,000 exceeds the fair value of €2,333,745 by €156,255 (6.3%), indicating that the property is overpriced. This discrepancy highlights a need for caution in prospective negotiations.
Fair value modelled at €2,333,745 from the area baseline, adjusted for condition and location. Asking €2,490,000 sits €156,255 (6.3%) above — overpriced versus fair value.
Asking €2,490,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon 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 77/100 (Condition 73 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). 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 €2,064,216 + condition +€15,159 + location +€203,088 = modelled fair value of €2,333,745 (€5,051/m²), a €156,255 (6.3%) gap versus the €2,490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 483b16 | Subject | €2,490,000 | €5,390 | — | 73 | 74 |
| 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 · 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 |
| Carnaxide e Queijas · b7c333 | Active | €775,000 | €3,673 | 31.9% | 78 | 76 |
| Median comp | €1,375,000 | €4,476 | 17.0% | 79 | 76 |
Long-term rental The property is overpriced by 6.3% compared to its fair value, making it a less favorable option for long-term rental investments. Despite the strong economic backdrop of suburban Lisbon, the limited yield of 3.9% indicates lower returns relative to the purchase price. Family rental Given its current listing price, this property appears overpriced at a 6.3% premium over its fair value, which could deter family rentals seeking competitive pricing. While the neighbourhood boasts decent amenities and a good tenant quality, the yield of 3.9% does not justify the high entry cost for families looking to rent. Buy-and-hold As the property is priced 6.3% above its fair value, it may not provide the financial stability ideally sought through a buy-and-hold strategy. Although the location near Lisbon offers potential for appreciation, the meager 3.9% yield suggests that it may not be the best investment over the long term.
Economic fluctuation risk The high economic stability score of 80/100 suggests a generally robust economic environment, but with a tenant stability score of only 70/100, there is a risk of lower occupancy rates or higher turnover, which could impact rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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