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.
3-bedroom, 3-bathroom villa of 240 m² on the 1st floor, built in 2025, energy rating A. Located on avenida Marginal, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The villa features a charming mezzanine overlooking the main living area and has a unique historical charm, having been renovated from the stables of the Palácio dos Arcos. Unique Identifier: This property offers a rare blend of luxurious modernity and preserved historical elements, making it a truly exceptional home. Additional Context: Enjoying direct views of the Tagus River, the property’s location places you steps away from five-star amenities and leisure facilities. Amenities: Fully furnished, it includes high-end Bosch appliances and elegant marble finishes throughout. Condition: Ready for immediate occupancy, reflecting impeccable maintenance and design. Luxury Highlight: The private elevator enhances both convenience and exclusivity, while the character-filled loft design creates a cozy yet sophisticated atmosphere.
The valuation. The asking price of €4,000,000 is significantly above fair value, which is estimated at €1,677,761, resulting in a premium of €2,322,239 or 138.4%. This property is clearly overpriced.
Fair value modelled at €1,677,761 from 6 comparable sales in the area. Asking €4,000,000 sits €2,322,239 (138.4%) above — overpriced versus fair value.
Asking €4,000,000 versus the avenida Marginal area baseline of €1,427,405 (€5,948/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 €1,427,405, adjusted for condition and micro-location, gives a modelled fair value of €1,677,761 (€6,991/m²), a €2,322,239 (138.4%) gap versus the €4,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Marginal | Subject | €4,000,000 | €16,667 | — | 92 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 3a7415 | Active | €3,150,000 | €11,624 | 30.3% | 85 | 75 |
| rua Joaquim Moreira Rato, 22 | Active | €1,990,000 | €6,838 | 59.0% | 85 | 75 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · b32a70 | Active | €2,000,000 | €7,143 | 57.1% | 80 | 72 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · f46c2b | Active | €1,685,000 | €6,287 | 62.3% | 82 | 74 |
| Median comp | €1,995,000 | €6,991 | 58.1% | 84 | 75 |
Long-term rental Given the yield of only 1.3% and the substantial gap of 138.4% above fair value, investing in long-term rentals in this area does not present a compelling opportunity for equity growth. The property's strong condition score of 84/100 and neighbourhood rating of 75/100 may attract tenants, but the overpriced listing undermines its potential profitability. Family rental While the property is well-suited for families, the steep price tag of €4,000,000, which exceeds the fair value by 138.4%, suggests that it may not be a viable option for family rental markets. The upscale suburban environment and amenities could appeal to families, but the high cost limits the attractiveness of this investment strategy. Buy-and-hold The buy-and-hold strategy is challenged by the property’s significant overvaluation at €4,000,000, with a fair market value of just €1,677,761, representing a concerning gap. Although the location offers a smooth commute and decent neighbourhood conditions, the inflated price diminishes the long-term investment appeal.
Low Tenant Stability Risk The tenant stability score of 70/100 suggests a relatively high turnover rate, which could lead to increased vacancy periods and associated costs.
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