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, 2-bathroom house of 80 m², energy rating D. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This property features a private courtyard equipped with a barbecue and wood oven, perfect for outdoor gatherings and enhancing family living.
The valuation. The asking price of €800,000 is significantly above the fair value of €451,606, making it overpriced by €348,394 (77.1%). This discrepancy indicates that the property does not present a sound investment opportunity.
Fair value modelled at €451,606 from 6 comparable sales in the area. Asking €800,000 sits €348,394 (77.1%) above — overpriced versus fair value.
Asking €800,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €418,088 (€5,226/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €418,088, adjusted for condition and micro-location, gives a modelled fair value of €451,606 (€5,645/m²), a €348,394 (77.1%) gap versus the €800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 89e782 | Subject | €800,000 | €10,000 | — | 75 | 68 |
| Barcarena · 4a4274 | Active | €845,000 | €4,856 | 51.4% | 78 | 69 |
| São Domingos de Rana · 6c7972 | Active | €595,000 | €7,438 | 25.6% | 67 | 68 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 65308e | Active | €695,000 | €6,950 | 30.5% | — | 79 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 023cc5 | Active | €1,550,000 | €4,726 | 52.7% | 73 | 78 |
| Median comp | €770,000 | €5,903 | 41.0% | 73 | 74 |
Long-term rental The property is overpriced at €800,000, significantly above its fair value of €451,606, leaving a substantial gap of 77.1%. With a gross yield of 0% and a neighborhood rating of 68/100, this investment lacks the necessary financial return and desirable location attributes for long-term rental viability. Family rental At a listing price of €800,000, this property is not aligned with the fair value of €451,606, indicating it is overpriced by 77.1%. With a condition rating of 78/100 and a neighborhood score of 68/100, it fails to offer compelling value for families seeking rental opportunities. Buy-and-hold The current asking price of €800,000 is significantly above the fair value of €451,606, representing a 77.1% markup which suggests the property is overpriced. Given its 0% yield and moderate condition, it does not present a suitable buy-and-hold investment strategy for future appreciation in the market.
High Tenant Turnover Risk The tenant stability score of 60/100 suggests a potential for high turnover, which may lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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