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 villa of 550 m², built in 1988, energy rating C. Located on alameda Conde Oeiras, 8, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The villa boasts a meticulously designed outdoor area with a swimming pool and terrace that seamlessly integrates with the spacious living spaces, enhancing both leisure and entertainment options.
The valuation. The asking price of €3,890,000 is significantly above the fair value of €3,233,824, reflecting an overpricing of €656,176 (20.3%). This valuation indicates that potential investors may find better opportunities elsewhere.
Fair value modelled at €3,233,824 from 6 comparable sales in the area. Asking €3,890,000 sits €656,176 (20.3%) above — overpriced versus fair value.
Asking €3,890,000 versus the alameda Conde Oeiras, 8 area baseline of €2,722,036 (€4,949/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €2,722,036, adjusted for condition and micro-location, gives a modelled fair value of €3,233,824 (€5,880/m²), a €656,176 (20.3%) gap versus the €3,890,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda Conde Oeiras, 8 | Subject | €3,890,000 | €7,073 | — | 78 | 70 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 831763 | Active | €3,890,000 | €7,568 | 7.0% | 76 | 70 |
| avenida da República | Active | €1,800,000 | €6,545 | 7.5% | 70 | 68 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 83412a | Active | €1,400,000 | €8,750 | 23.7% | 72 | 68 |
| Carcavelos e Parede · 15e340 | Active | €960,000 | €5,053 | 28.6% | 72 | 76 |
| Median comp | €1,600,000 | €7,057 | 0.2% | 72 | 69 |
Long-term rental The villa presents a low gross yield of 2%, indicating that rental income would not provide a robust return relative to the investment cost. With the property listed at €3,890,000, which is 20.3% above its fair value, this presents a challenging proposition for long-term rental viability. Family rental Despite the property's considerable size and decent condition rating of 84/100, the asking price remains excessively high compared to its fair value of €3,233,824. Families seeking rental accommodations may find the pricing beyond reasonable expectations given the 20.3% gap, limiting potential competitiveness in the market. Buy-and-hold The villa's high listing price of €3,890,000 makes it less appealing as a buy-and-hold investment, particularly as it exceeds fair value by 20.3%. The neighborhood's rating of 70/100 suggests moderate tenant quality might not justify an investment at this elevated price point. Not ideal for: The property is not suitable for short-term vacation rentals nor for student housing, given its significant overvaluation and modest yield relative to market standards.
[Tenant Stability Risk] With a tenant stability score of 65/100, there is a potential risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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