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, 4-bathroom house of 300 m², built in 1970, energy rating D. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The property boasts an impressive descent through lush greenery to the pool area, providing a serene and private outdoor retreat with breathtaking river views.
The valuation. The asking price of €2,850,000 is slightly above the fair value of €2,729,167, reflecting an adjustment of €120,833 (4.4%). This property is fairly priced within its market context.
Fair value modelled at €2,729,167 from 6 comparable sales in the area. Asking €2,850,000 sits €120,833 (4.4%) above — overpriced versus fair value.
Asking €2,850,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €2,614,424 (€8,715/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €2,614,424, adjusted for condition and micro-location, gives a modelled fair value of €2,729,167 (€9,097/m²), a €120,833 (4.4%) gap versus the €2,850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 5da252 | Subject | €2,850,000 | €9,500 | — | 68 | 71 |
| avenida Doutor Francisco de Sá Carneiro, 5A | Active | €1,700,000 | €9,444 | 0.6% | 64 | 80 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 83412a | Active | €1,400,000 | €8,750 | 7.9% | 72 | 68 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · cbc06e | Active | €1,296,000 | €10,205 | 7.4% | — | 71 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 6d523a | Active | €1,500,000 | €6,944 | 26.9% | 72 | 70 |
| Median comp | €1,450,000 | €9,097 | 4.2% | 72 | 71 |
Long-term rental The property in Oeiras e São Julião da Barra is well-positioned for long-term rental, with a gross yield of 2.3%, which is consistent with yields in suburban areas near Lisbon. While the condition and neighbourhood ratings are moderate, they align well with typical tenant expectations in this market. Family rental As a 5-bedroom house, this property caters well to families seeking spacious accommodations within proximity to Lisbon’s amenities, justifying its rental potential. With a fair value assessment indicating it is priced fairly, families may find the location attractive for long-term living. Buy-and-hold Given the fair value assessment suggesting the property is adequately priced, a buy-and-hold strategy could be beneficial in this suburban location. The moderate yield and family-friendly attributes may allow long-term appreciation, making it an acceptable investment for those looking to secure stable returns over time.
Tenant turnover risk With both economic and tenant stability scores at 75/100, there may be a potential risk of higher tenant turnover resulting in increased vacancy rates and associated costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
