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.
8-bedroom, 4-bathroom house of 240 m², built in 1984. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The property features a spacious garden area and unique architectural details reflective of the historical design elements typical of the Oeiras region.
The valuation. The asking price of €1,250,000 is significantly above the fair value of €979,592, resulting in a discrepancy of €270,408 (27.6%). This property is considered overpriced.
Fair value modelled at €979,592 from 5 comparable sales in the area. Asking €1,250,000 sits €270,408 (27.6%) above — overpriced versus fair value.
Asking €1,250,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €1,007,122 (€4,196/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €1,007,122, adjusted for condition and micro-location, gives a modelled fair value of €979,592 (€4,082/m²), a €270,408 (27.6%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 834027 | Subject | €1,250,000 | €5,208 | — | 50 | 70 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · d74a17 | Active | €1,600,000 | €4,082 | 21.6% | 62 | 69 |
| rua Vasco da Gama | Active | €1,600,000 | €4,082 | 21.6% | 56 | 74 |
| avenida Dom José I | Active | €1,890,000 | €3,857 | 25.9% | 74 | 73 |
| Carcavelos e Parede · 15e340 | Active | €960,000 | €5,053 | 3.0% | 72 | 76 |
| Median comp | €1,600,000 | €4,082 | 21.6% | 67 | 74 |
Long-term rental The property is overpriced at €1,250,000 compared to the fair value of €979,592, indicating a significant gap of 27.6%. Despite a decent gross yield of 5.5%, the overall condition and neighbourhood quality could deter potential long-term tenants, making this investment less appealing. Family rental While this property could serve as a family rental, its current price reflects it being overpriced by 27.6% against the fair value. The adequate schooling options and low crime rates provide a decent living environment; however, the high cost may limit the target market for families seeking longer-term accommodations. Buy-and-hold The buy-and-hold strategy is challenged by the property's excessive listing price of €1,250,000 versus the fair value of €979,592, which suggests a 27.6% overpricing. Although the potential for appreciation exists in suburban Oeiras, the initial high cost may hinder a profitable long-term investment strategy. Not ideal for short-term vacation rental The property is not suitable for a short-term vacation rental due to its overpriced status, with a listing price exceeding fair market value by 27.6%. The suburban setting may also appeal less to tourists, who typically favor urban centers. Not ideal for student housing While the property could potentially accommodate students given its suburban location and access to educational institutions, the overpriced listing at €1,250,000 makes it an unfeasible investment. The target demographic is unlikely to justify such a high rental cost, making it risky for student housing initiatives.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for high tenant turnover, which could lead to increased vacancy rates and associated costs.
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