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.
6-bedroom, 4-bathroom house of 160 m², energy rating C. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Feature: The property's main suite boasts an expansive 20 m² walk-in closet, a rare find in urban homes, enhancing both storage and luxury appeal. Additional Highlight: A remarkable 40 m² terrace offers unobstructed frontal sea views, perfect for leisure or social gatherings, elevating outdoor living experiences.
The valuation. The asking price of €1,400,000 is significantly above the fair value of €1,000,572, exceeding it by €399,428 (39.9%). This property is deemed overpriced in the current market.
Fair value modelled at €1,000,572 from 6 comparable sales in the area. Asking €1,400,000 sits €399,428 (39.9%) above — overpriced versus fair value.
Asking €1,400,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €915,020 (€5,719/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €915,020, adjusted for condition and micro-location, gives a modelled fair value of €1,000,572 (€6,254/m²), a €399,428 (39.9%) gap versus the €1,400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 83412a | Subject | €1,400,000 | €8,750 | — | 72 | 68 |
| avenida Doutor Francisco de Sá Carneiro, 5A | Active | €1,700,000 | €9,444 | 7.9% | 64 | 80 |
| rua Pêro de Alenquer, 121 | Active | €3,000,000 | €10,239 | 17.0% | 70 | 78 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6d523a | Active | €1,500,000 | €6,944 | 20.6% | 72 | 70 |
| rua Conde de Arrochela | Active | €1,730,000 | €5,563 | 36.4% | 78 | 69 |
| Median comp | €1,715,000 | €8,194 | 6.4% | 71 | 74 |
Long-term rental This property is overpriced with a significant gap of 39.9% compared to its fair value, limiting its attractiveness for long-term rental investment. The gross yield of 2.9% is below the market average for the area, indicating insufficient return potential given the higher investment cost. Family rental With a fair value of €1,000,572, the €1,400,000 listing price suggests a 39.9% overvaluation, making it a less favorable option for family rental strategies. Additionally, the 2.9% gross yield does not adequately compensate for the premium price in a suburban neighborhood rated 68/100. Buy-and-hold The buy-and-hold strategy is not recommended for this property as it is overpriced by nearly 40% compared to fair value at €1,000,572. The subpar gross yield of 2.9% further undermines its potential as a long-term investment amidst a neighborhood with average safety and amenities ratings.
Tenant Default Risk With a tenant stability score of 65/100, there is a moderate risk of tenant turnover or default, which could impact cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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