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, 3-bathroom house of 214 m², built in 1970, energy rating C. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Highlight: This villa features two kitchens, providing exceptional versatility suitable for large families or entertaining, along with direct access to the serene Jardim de Oeiras.**
The valuation. The asking price of €849,000 sits €131,094 (18.3%) above the fair value of €717,906, indicating that the property is overpriced. This discrepancy suggests potential challenges in securing a profitable resale.
Fair value modelled at €717,906 from 5 comparable sales in the area. Asking €849,000 sits €131,094 (18.3%) above — overpriced versus fair value.
Asking €849,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €659,659 (€3,083/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 is below the parish average, reducing 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 €659,659, adjusted for condition and micro-location, gives a modelled fair value of €717,906 (€3,355/m²), a €131,094 (18.3%) gap versus the €849,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 0c05cb | Subject | €849,000 | €3,967 | — | 62 | 80 |
| São Domingos de Rana · 1e62d8 | Active | €785,000 | €3,355 | 15.4% | — | 74 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 82c872 | Active | €1,100,000 | €3,056 | 23.0% | — | 72 |
| Carcavelos e Parede · 090249 | Active | €1,180,000 | €4,069 | 2.6% | 70 | 73 |
| estrada Ribeira da Lage S / N | Active | €750,000 | €3,191 | 19.6% | 70 | 68 |
| Median comp | €942,500 | €3,273 | 17.5% | 70 | 73 |
Long-term rental Given the gap of 18.3% above fair value, the long-term rental strategy may not provide an attractive return on investment, particularly with a gross yield of 4.3%. Additionally, the condition score of 65/100 suggests that significant capital may be required to bring the property up to rental standards, further reducing its appeal in this strategy. Buy-and-hold Investing in this 5-bed house for a buy-and-hold strategy is challenging due to its current overvaluation of €849,000 compared to a fair value of €717,906. With a yield of only 4.3%, potential appreciation may not compensate for the premium paid, especially in a suburban area like Oeiras e São Julião da Barra. Family rental While the neighborhood scores favorably with an 80/100 rating, the current pricing indicates that the property is overpriced, limiting the attractiveness of the family rental strategy. A 4.3% gross yield may not justify the investment or cover the family-oriented tenant needs in the long term, especially considering the capital repairs required due to the property's condition score of 65/100.
Economic exposure risk The property may experience a decline in rental income or property value if the economic stability score of 80/100 does not sufficiently protect against adverse 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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