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, 2-bathroom house of 140 m², built in 1980, energy rating E. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This villa includes an approved remodeling project that allows for a personalized interior layout, enhancing both aesthetic appeal and functionality for potential buyers.
The valuation. The asking price of €980,000 exceeds the fair value of €852,868 by €127,132, indicating the property is overpriced by 14.9%. This discrepancy suggests potential buyers should approach with caution.
Fair value modelled at €852,868 from 6 comparable sales in the area. Asking €980,000 sits €127,132 (14.9%) above — overpriced versus fair value.
Asking €980,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €697,532 (€4,982/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €697,532, adjusted for condition and micro-location, gives a modelled fair value of €852,868 (€6,092/m²), a €127,132 (14.9%) gap versus the €980,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 8313e9 | Subject | €980,000 | €7,000 | — | 87 | 71 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 89e782 | Active | €800,000 | €10,000 | 42.9% | 75 | 68 |
| São Domingos de Rana · 6d52df | Active | €598,000 | €5,750 | 17.9% | 85 | 69 |
| Carcavelos e Parede · 38b58d | Active | €1,850,000 | €9,737 | 39.1% | 82 | 72 |
| São Domingos de Rana · 4d4506 | Active | €859,000 | €4,170 | 40.4% | 78 | 77 |
| Median comp | €829,500 | €7,744 | 10.6% | 80 | 71 |
Long-term rental This property is overpriced at €980,000 compared to its fair value of €852,868, creating a 14.9% gap that diminishes its investment appeal for long-term rental strategies. With a gross yield of 4.3%, this scenario suggests that potential returns may not justify the elevated purchase price in a suburban market. Family rental Given its proximity to Lisbon's amenities and job market, this 5-bed house could appeal to families; however, the asking price of €980,000 is still above its fair value. The gross yield of 4.3% indicates that while the property may attract families, its current pricing diminishes its attractiveness in a competitive rental market. Buy-and-hold As a buy-and-hold investment, the property fails to represent good value with its asking price significantly higher than the fair value. The condition score of 85/100 may be appealing, but combined with the 14.9% gap from fair value, this property appears overpriced, limiting upside potential over time.
Economic Vulnerability The economic stability score of 75/100 may indicate that the market is moderately resilient but still vulnerable to downturns, which could impact rental income stability.
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