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, 4-bathroom penthouse of 345 m² on the 16th floor, built in 1982, energy rating C. Located on rua Eugénio dos Santos, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: This penthouse boasts a gym area and multiple balconies, enhancing outdoor connectivity and promoting an active lifestyle with stunning panoramic views of the surrounding area.
The valuation. The asking price of €1,600,000 exceeds the fair value of €1,320,611 by €279,389 (21.2%), indicating the property is overpriced in the current market. A more realistic approach would align the price closer to fair market expectations.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Eugénio dos Santos | Subject | €1,600,000 | €4,638 | — | — | 72 |
| rua da Quinta das Palmeiras | Active | €1,100,000 | €3,427 | 26.1% | 60 | 69 |
| avenida Marginal | Active | €795,000 | €4,206 | 9.3% | 70 | 68 |
| rua da Quinta das Palmeiras, 93 | Active | €655,000 | €3,308 | 28.7% | 54 | 64 |
| rua dos Plátanos, 191 | Active | €679,000 | €4,956 | 6.9% | 60 | 74 |
| Median comp | €737,000 | €3,817 | 17.7% | 60 | 69 |
Long-term rental This property is not an ideal candidate for long-term rental, given its 0% gross yield and high price relative to the fair value, which suggests that tenants may not find it appealing. The significant gap of 21.2% indicates that the investment is overpriced, making it less desirable in a competitive rental market. Family rental While the penthouse may have the spacious 5-bedroom layout ideal for families, the current price of €1,600,000 puts it beyond the budget for most potential tenants, especially since the property is classified as overpriced. With fair value at €1,320,611, families may seek more affordable options, leaving this property with limited rental appeal. Buy-and-hold The buy-and-hold strategy is undermined by the location's perceived overpricing, with a notable 21.2% gap from fair value, which could hinder long-term appreciation. Although the neighborhood scores a respectable 72/100, the property's zero returns suggest that it may not be a strategic investment for long-term gains in a rising market.
Economic sensitivity risk The economic stability score of 65 indicates a moderate risk pertaining to potential fluctuations in the local economy, which could impact rental income. The tenant stability score of 75 suggests a relatively secure occupancy, but dependency on an economically volatile area could still lead to increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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