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 127 m², built in 1980, energy rating E. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The property includes an approved renovation project that seamlessly integrates with the upscale surrounding neighborhood, offering potential buyers a unique opportunity for customization and enhancement.
The valuation. The asking price of €980,000 is significantly above the fair value of €853,048, indicating that the property is overpriced by €126,952 (14.9%). This suggests limited potential for immediate equity gain for investors.
Fair value modelled at €853,048 from 6 comparable sales in the area. Asking €980,000 sits €126,952 (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 €689,422 (€5,429/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 89/100 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 €689,422, adjusted for condition and micro-location, gives a modelled fair value of €853,048 (€6,717/m²), a €126,952 (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 · a80b11 | Subject | €980,000 | €7,717 | — | 85 | 74 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 8313e9 | Active | €980,000 | €7,000 | 9.3% | 87 | 71 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 89e782 | Active | €800,000 | €10,000 | 29.6% | 75 | 68 |
| avenida Carlos Silva S / N | Active | €975,000 | €5,982 | 22.5% | 75 | 73 |
| Carcavelos e Parede · 38b58d | Active | €1,850,000 | €9,737 | 26.2% | 82 | 72 |
| Median comp | €977,500 | €8,369 | 8.4% | 79 | 72 |
Long-term rental The property’s asking price of €980,000 presents a significant gap of 14.9% above fair value at €853,048, making it a poor candidate for long-term rental investment. With a gross yield of only 3.9%, the potential returns are insufficient to justify the acquisition at this price. Buy-and-hold Investing in this 5-bed property for a Buy-and-hold strategy is unappealing given its current listing price of €980,000, which is overvalued by 14.9% compared to the fair value of €853,048. The limited rental yield of 3.9% further diminishes the attractiveness of holding onto this asset for the long term. Family rental The property may seem suitable for family rental due to its size and location, yet its asking price is 14.9% higher than the fair value, totaling €980,000 compared to €853,048. Coupled with a modest gross yield of 3.9%, the opportunity for profit in this segment is significantly compromised by its marked overpricing.
Stabilization Risk With both economic and tenant stability scores at 70/100, there is a heightened risk of fluctuations in income and vacancy rates that could impact cash flow significantly.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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