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 on avenida das Descobertas, 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 tailored to enhance modern living spaces and maximize solar efficiency, alongside its prime location near sought-after beaches and green areas.
The valuation. The asking price of €980,000 is €142,577 (17.0%) above the fair value of €837,423, indicating this property is overpriced. This discrepancy may deter potential buyers focused on investment returns.
Fair value modelled at €837,423 from 5 comparable sales in the area. Asking €980,000 sits €142,577 (17.0%) above — overpriced versus fair value.
Asking €980,000 versus the avenida das Descobertas area baseline of €663,171 (€4,737/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 €663,171, adjusted for condition and micro-location, gives a modelled fair value of €837,423 (€5,982/m²), a €142,577 (17.0%) gap versus the €980,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida das Descobertas | Subject | €980,000 | €7,000 | — | 90 | 70 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 89e782 | Active | €800,000 | €10,000 | 42.9% | 75 | 68 |
| 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 |
| avenida Carlos Silva S / N | Active | €975,000 | €5,982 | 14.5% | 75 | 73 |
| Median comp | €917,000 | €7,860 | 12.3% | 77 | 73 |
Long-term rental The property is priced at €980,000, which exceeds the fair value of €837,423 by 17.0%, indicating it is overpriced. Given the lack of gross yield and the current rental market conditions, this investment does not present a favorable long-term income opportunity. Family rental At a listing price of €980,000, the property remains above its fair value of €837,423, suggesting it is overpriced. With a moderate neighbourhood rating and a 0% yield, this property is unlikely to attract families seeking affordable long-term housing. Buy-and-hold The current asking price of €980,000 is 17.0% higher than the fair value of €837,423, categorizing it as overpriced. Investing in this property as a buy-and-hold strategy may not deliver the anticipated returns due to stagnant yields and an overpriced entry point.
Economic and Tenant Instability The property has a combined economic stability score of 70 and tenant stability score of 70, indicating potential risks in consistent rental income and property value appreciation due to fluctuating market conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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