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.
2-bedroom, 2-bathroom house of 108 m², built in 2013, energy rating B. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The house boasts a prime location just 200 meters from the Tagus River, complemented by a fully equipped open space kitchen with underfloor heating for ultimate comfort.
The valuation. The asking price of €830,000 exceeds the fair value of €691,510 by €138,490 (20.0%). This indicates that the property is overpriced relative to its true market worth.
Fair value modelled at €691,510 from 6 comparable sales in the area. Asking €830,000 sits €138,490 (20.0%) above — overpriced versus fair value.
Asking €830,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €574,684 (€5,321/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €574,684, adjusted for condition and micro-location, gives a modelled fair value of €691,510 (€6,403/m²), a €138,490 (20.0%) gap versus the €830,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · f5ebaf | Subject | €830,000 | €7,685 | — | 88 | 74 |
| rua Rosmaninho | Active | €820,000 | €7,321 | 4.7% | 78 | 71 |
| rua Santo António, 131 | Active | €995,000 | €4,061 | 47.2% | 77 | 72 |
| rua Calvet de Magalhães | Active | €460,000 | €3,833 | 50.1% | 76 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · b32a70 | Active | €2,000,000 | €7,143 | 7.1% | 80 | 72 |
| Median comp | €907,500 | €5,602 | 27.1% | 78 | 72 |
Long-term rental The property is priced at €830,000, significantly exceeding its fair value of €691,510, making it overpriced by 20%. With a gross yield of only 2.6%, the investment may not provide sufficient return potential for long-term rental. Family rental With an ideal condition score of 86/100 and decent neighborhood amenities, this property could attract families; however, its listing price reflects a 20% overvaluation compared to fair market value. Thus, while the area is appealing for families, the high price may limit the financial feasibility of this rental strategy. Buy-and-hold Although the proximity to Lisbon indicates good demand, the property's current price of €830,000 is overpriced compared to its fair value of €691,510. This significant pricing gap undermines its attractiveness as a buy-and-hold investment, as the return on investment could be less favorable.
Economic and Tenant Stability Risk With both economic stability and tenant stability scores at 75/100, there is a moderate risk that fluctuations in local economic conditions or tenant turnover could adversely affect rental income.
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