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 514 m², built in 1988, energy rating C. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. This property features a beautifully landscaped outdoor area with a pool, perfect for leisure and family gatherings, and is ideally located near beaches and green spaces.
The valuation. The asking price of €3,890,000 sits significantly above the fair value of €3,022,155, indicating the property is overpriced by €867,845 (28.7%). This discrepancy suggests that potential investors should proceed with caution.
Fair value modelled at €3,022,155 from 6 comparable sales in the area. Asking €3,890,000 sits €867,845 (28.7%) above — overpriced versus fair value.
Asking €3,890,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €2,616,059 (€5,090/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €2,616,059, adjusted for condition and micro-location, gives a modelled fair value of €3,022,155 (€5,880/m²), a €867,845 (28.7%) gap versus the €3,890,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 831763 | Subject | €3,890,000 | €7,568 | — | 76 | 70 |
| avenida da República | Active | €1,800,000 | €6,545 | 13.5% | 70 | 68 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 83412a | Active | €1,400,000 | €8,750 | 15.6% | 72 | 68 |
| Carcavelos e Parede · 15e340 | Active | €960,000 | €5,053 | 33.2% | 72 | 76 |
| praça do Junqueiro | Active | €1,950,000 | €5,214 | 31.1% | 72 | 64 |
| Median comp | €1,600,000 | €5,880 | 22.3% | 72 | 68 |
Long-term rental This property is overpriced by 28.7%, making it a less appealing option for long-term rental investments. With a gross yield of only 2%, the returns do not justify the current listing price relative to fair value. Family rental As a family rental, this property is overpriced, which diminishes its attractiveness to renters looking for long-term stability. Its condition rating of 81/100 is decent, but the high price undermines its potential for families seeking value. Buy-and-hold The buy-and-hold strategy is hindered by the property's 28.7% price premium over fair value, leading to diminished potential for capital appreciation. While the proximity to Lisbon adds some economic stability, the overpriced listing limits long-term investment viability.
Tenant turnover risk The tenant stability score of 70/100 indicates a potential for higher turnover rates, which could lead to increased vacancy periods and associated costs.
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