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, 4-bathroom house of 180 m², built in 1976, energy rating C. Located on avenida Doutor Francisco de Sá Carneiro, 5A, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This property boasts original 1970s architectural elements and a charming rooftop terrace, enhancing both aesthetic appeal and functional outdoor space for residents.
The valuation. The asking price of €1,700,000 sits significantly above the fair value of €1,320,455, representing an overpriced status with a difference of €379,545 (28.7%). Buy-to-flip angle. A buy-to-flip strategy would require significant renovations to modernize outdated appliances, potentially attracting buyers looking for contemporary finishes amid the suburban charm. Buy-to-let angle. The property’s gross yield of 2.2% and estimated rental income of €3,117 per month make it suitable for a long-term family rental strategy, capitalizing on the area's popularity among families and professionals.
Fair value modelled at €1,320,455 from 6 comparable sales in the area. Asking €1,700,000 sits €379,545 (28.7%) above — overpriced versus fair value.
Asking €1,700,000 versus the avenida Doutor Francisco de Sá Carneiro, 5A area baseline of €1,272,667 (€7,070/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 is below the parish average, reducing 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 €1,272,667, adjusted for condition and micro-location, gives a modelled fair value of €1,320,455 (€7,336/m²), a €379,545 (28.7%) gap versus the €1,700,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Doutor Francisco de Sá Carneiro, 5A | Subject | €1,700,000 | €9,444 | — | 64 | 80 |
| Carcavelos e Parede · 4ba1de | Active | €3,400,000 | €7,944 | 15.9% | 70 | 78 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6d523a | Active | €1,500,000 | €6,944 | 26.5% | 72 | 70 |
| Carcavelos e Parede · 225d2d | Active | €3,400,000 | €7,727 | 18.2% | — | 73 |
| Carcavelos e Parede · 1f33b7 | Active | €1,850,000 | €8,447 | 10.6% | 75 | 74 |
| Median comp | €2,625,000 | €7,836 | 17.0% | 72 | 74 |
Long-term rental Given the property is listed at €1,700,000 versus a fair value of €1,320,455, it reflects a significant 28.7% gap, indicating that it is overpriced. The 2.2% gross yield suggests that potential rental income may not justify the high upfront investment, making it less attractive for a long-term rental strategy. Family rental While the property is located in a desirable suburban area, its listing price of €1,700,000 exceeds its fair value by 28.7%, categorizing it as overpriced. The average condition score of 69/100 limits its appeal for family rentals, where value and quality are often key considerations. Buy-and-hold Though the location offers suburban benefits that attract families and professionals, the €1,700,000 price tag represents an overpriced investment, exceeding fair value by 28.7%. With a gross yield of only 2.2% and a moderate condition rating, holding this property long-term may not yield satisfactory returns for investors.
Economic Dependence Risk: With an economic stability score of 85/100, the area may still be susceptible to downturns, making long-term tenant stability (80/100) uncertain during economic fluctuations.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
