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 315 m² on the 16th floor, energy rating C. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Feature: The spacious, enveloping balcony provides diverse perspectives of the breathtaking landscape, ideal for outdoor dining and relaxation, enhancing the overall living experience in the penthouse.
The valuation. The asking price of €1,600,000 sits just above the fair value of €1,486,435, marking a variance of €113,565 (7.6%). Verdict: fair.
Fair value modelled at €1,486,435 from 6 comparable sales in the area. Asking €1,600,000 sits €113,565 (7.6%) above — overpriced versus fair value.
Asking €1,600,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €1,167,498 (€3,706/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 €1,167,498, adjusted for condition and micro-location, gives a modelled fair value of €1,486,435 (€4,719/m²), a €113,565 (7.6%) gap versus the €1,600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · a0cadd | Subject | €1,600,000 | €5,079 | — | 85 | 71 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · bf285b | Active | €1,430,000 | €5,500 | 8.3% | 80 | 71 |
| rua Doutor Manuel de Arriaga, 482 | Active | €1,200,000 | €4,800 | 5.5% | 80 | 70 |
| São Domingos de Rana · f46c99 | Active | €490,000 | €3,889 | 23.4% | 75 | 73 |
| São Domingos de Rana · dee4b4 | Active | €1,200,000 | €5,941 | 17.0% | 85 | 69 |
| Median comp | €1,200,000 | €5,150 | 1.4% | 80 | 71 |
Long-term rental The 5-bed penthouse in Oeiras, priced at €1,600,000, presents a fair investment opportunity with a gross yield of 4.2%, which aligns well with current market standards. As the property is just 7.6% above its fair value, it remains a capable option for long-term renters seeking spacious accommodations near Lisbon's amenities. Family rental With its significant size of 315m² and favorable gross yield of 4.2%, this penthouse is suitable for families looking for a comfortable living space in a suburban area close to Lisbon. Given the property’s fair pricing, it is positioned appealingly within the local market for family rentals. Buy-and-hold Investing in this penthouse offers a stable buy-and-hold strategy, as it is priced fairly at €1,600,000 and provides a gross yield of 4.2%. The property’s proximity to Lisbon makes it an attractive option for long-term appreciation, despite being 7.6% above its fair value.
Economic Sensitivity Risk With an economic stability score of 72, there is a moderate risk that economic fluctuations could impact tenant occupancy and rental income. Tenant Turnover Risk A tenant stability score of 65 indicates a higher likelihood of tenant turnover, which may lead to increased vacancy rates and associated costs in leasing and maintenance.
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