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, 3-bathroom house of 280 m², energy rating A. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This property includes a well-maintained private garden and a terrace that seamlessly integrates with the indoor living space, promoting an ideal environment for family gatherings and entertainment.
The valuation. The asking price of €2,000,000 exceeds the fair value of €1,592,016 by €407,984 (25.6%). This property is overpriced and does not present an attractive investment opportunity.
Fair value modelled at €1,592,016 from 6 comparable sales in the area. Asking €2,000,000 sits €407,984 (25.6%) above — overpriced versus fair value.
Asking €2,000,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €1,382,595 (€4,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €1,382,595, adjusted for condition and micro-location, gives a modelled fair value of €1,592,016 (€5,686/m²), a €407,984 (25.6%) gap versus the €2,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · b32a70 | Subject | €2,000,000 | €7,143 | — | 80 | 72 |
| rua Santo António, 131 | Active | €995,000 | €4,061 | 43.1% | 77 | 72 |
| rua Instituto Conde de Agrolongo | Active | €1,450,000 | €5,709 | 20.1% | 75 | 67 |
| avenida Conde de São Januário | Active | €2,600,000 | €7,242 | 1.4% | 80 | 75 |
| Porto Salvo · 00196b | Active | €1,065,500 | €6,659 | 6.8% | 85 | 65 |
| Median comp | €1,257,750 | €6,184 | 13.4% | 79 | 70 |
Long-term rental Given the property’s gross yield of 2.1%, it is not positioned to deliver attractive returns for a long-term rental strategy. The 25.6% gap to fair value indicates that investors might face challenges maximizing returns in an already high-priced market. Family rental As a family rental, the property benefits from suburban characteristics, but its overpriced nature at €2,000,000 undermines its suitability for budget-conscious tenants. The average condition score of 85/100 may not compensate for the high rental price point, limiting its appeal in a competitive rental market. Buy-and-hold While buy-and-hold strategies typically thrive on appreciation potential, the significant overvaluation of 25.6% implies that this property may not appreciate at a rate attractive enough to justify its current price. Investors should be cautious, as the current listing price could lead to suboptimal long-term investment performance in the Oeiras area.
Tenant turnover risk With a tenant stability score of only 65/100, there is a considerable risk of high tenant turnover, leading to potential income disruptions and increased vacancy periods for the property.
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