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.
4-bedroom, 5-bathroom house of 310 m², built in 2022, energy rating A. Located on rua da Arrábida, Campo de Ourique parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property boasts a rooftop with a pool, terrace, and bar, providing an exceptional outdoor entertainment space complemented by a summer kitchen equipped with a dumbwaiter.
The valuation. The asking price of €4,195,000 is significantly above the fair value of €2,589,514, representing an overpricing of €1,605,486 (62.0%). This property does not present a good financial opportunity for investors.
Fair value modelled at €2,589,514 from 6 comparable sales in the area. Asking €4,195,000 sits €1,605,486 (62.0%) above — overpriced versus fair value.
Asking €4,195,000 versus the rua da Arrábida area baseline of €2,392,996 (€7,719/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €2,392,996, adjusted for condition and micro-location, gives a modelled fair value of €2,589,514 (€8,353/m²), a €1,605,486 (62.0%) gap versus the €4,195,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Arrábida | Subject | €4,195,000 | €13,532 | — | 88 | 84 |
| jardim Privativos nas Amoreiras | Active | €2,500,000 | €8,333 | 38.4% | 78 | 80 |
| largo de Santos, 24 | Active | €4,950,000 | €10,832 | 20.0% | 82 | 81 |
| Estrela · f5e9a6 | Active | €5,000,000 | €11,933 | 11.8% | 80 | 80 |
| rua e o Parque Florestal | Active | €3,500,000 | €8,373 | 38.1% | 85 | 81 |
| Median comp | €4,225,000 | €9,603 | 29.0% | 81 | 81 |
Long-term rental The property’s high listing price of €4,195,000 compared to the fair value of €2,589,514 makes it an unattractive long-term rental investment, with a gross yield of only 1.9%. Given the gap of 62% from fair value, potential rental income may not justify the elevated acquisition costs. Short-term vacation rental With a valued listing of €4,195,000 which is significantly above its fair value, this property is overpriced for the short-term vacation rental market, where yield expectations typically favor lower prices. The 1.9% gross yield further highlights the inefficiency of this investment in a competitive vacation rental environment. Buy-and-hold While Campo de Ourique is a desirable location in Lisbon with good amenities and tenant quality, the property is overpriced at €4,195,000 versus a fair market value of €2,589,514. The expected long-term appreciation does not justify the 62.0% premium, making it a less favorable buy-and-hold opportunity.
Tenant turnover risk With a tenant stability score of 70/100, there's a potential for increased turnover which can lead to higher vacancy rates and additional costs related to tenant acquisition and property marketing.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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