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.
5-bedroom, 6-bathroom house of 293 m², built in 1997, energy rating D. Located on rua Pêro de Alenquer, 121, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This villa features a stunning long balcony offering panoramic views of the river and sea, along with a private wine cellar in the basement suitable for connoisseurs.
The valuation. The asking price of €3,000,000 is significantly above the fair value of €1,734,739, creating a discrepancy of €1,265,261 (72.9%). This property is overpriced. Buy-to-flip angle. A strategy of resale in the current market would require a substantial renovation investment; however, given the high asking price, potential profit margins may be limited. Buy-to-let angle. With an estimated gross yield of 2% at approximately €5,000/month, this property could serve as a long-term rental but might not offer competitive returns for investors in a strong rental market.
Fair value modelled at €1,734,739 from 6 comparable sales in the area. Asking €3,000,000 sits €1,265,261 (72.9%) above — overpriced versus fair value.
Asking €3,000,000 versus the rua Pêro de Alenquer, 121 area baseline of €1,619,709 (€5,528/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €1,619,709, adjusted for condition and micro-location, gives a modelled fair value of €1,734,739 (€5,921/m²), a €1,265,261 (72.9%) gap versus the €3,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Pêro de Alenquer, 121 | Subject | €3,000,000 | €10,239 | — | 70 | 78 |
| rua Vasco da Gama | Active | €2,490,000 | €5,390 | 47.4% | 70 | 68 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 023a0f | Active | €4,900,000 | €21,121 | 106.3% | 75 | 74 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 483b16 | Active | €2,490,000 | €5,390 | 47.4% | 73 | 74 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 1e66bb | Active | €3,800,000 | €5,278 | 48.5% | 83 | 70 |
| Median comp | €3,145,000 | €5,390 | 47.4% | 74 | 72 |
Long-term rental Given the property is priced at €3,000,000 while the fair value sits at €1,734,739, the notable 72.9% gap indicates significant overpricing, affecting potential profitability from a long-term rental strategy. Additionally, with a low gross yield of only 2%, the investment lacks the necessary returns for sustainable cash flow. Family rental While the property is situated in a neighborhood rated 78/100, suggesting decent amenities, its marked overpricing at €3,000,000 versus the fair value of €1,734,739 makes it a less attractive opportunity for family rentals. The 2% gross yield further highlights the financial impracticality of this investment strategy. Buy-and-hold The buy-and-hold strategy appears unwise in this scenario given the property's substantial overvaluation of 72.9% against its fair value of €1,734,739. With a modest gross yield of 2%, the long-term capital appreciation potential of this investment looks questionable and does not justify the current price point.
Tenant turnover risk: With a tenant stability score of 70/100, there is a significant risk of higher turnover rates, potentially impacting rental income stability and increasing vacancy periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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