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.
7-bedroom, 0-bathroom palace of 1616 m², energy rating D. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: Dominating the facade with a remarkable 145 meters, this neoclassical palace includes unique Jacaranda furnishings in its grand dining room overlooking the Tagus River.
The valuation. The asking price of €12,500,000 is approximately 9.5% above the fair value of €11,414,674. While the property is well-appointed, it does not present an exceptional investment opportunity given its valuation.
Fair value modelled at €11,414,674 from 6 comparable sales in the area. Asking €12,500,000 sits €1,085,326 (9.5%) above — overpriced versus fair value.
Asking €12,500,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €10,343,309 (€6,401/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €10,343,309, adjusted for condition and micro-location, gives a modelled fair value of €11,414,674 (€7,064/m²), a €1,085,326 (9.5%) gap versus the €12,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 2cdf27 | Subject | €12,500,000 | €7,735 | — | 65 | 71 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · a80c16 | Active | €3,890,000 | €7,568 | 2.2% | 80 | 65 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 83163f | Active | €2,850,000 | €8,906 | 15.1% | — | 72 |
| Carcavelos e Parede · 15e340 | Active | €960,000 | €5,053 | 34.7% | 72 | 76 |
| rua Machado dos Santos, 21 | Active | €1,290,000 | €7,127 | 7.9% | 70 | 73 |
| Median comp | €2,070,000 | €7,348 | 5.0% | 72 | 73 |
Long-term rental The property presents a fair valuation at €12,500,000, slightly exceeding the estimated fair value by 9.5%. With a zero gross yield and a condition rating of 75/100, it may not attract long-term tenants seeking top-tier accommodations. Family rental This expansive 7-bed palace could appeal to larger families, yet its fair value indicates it's on the higher end of the market. The neighborhood quality at 71/100 coupled with the zero yield suggests it may not be the best option for a family rental investment. Buy-and-hold At a fair price of €12,500,000, the property offers potential long-term appreciation but does come with a 9.5% gap to its fair value. Given the current zero yield and adequate neighborhood conditions, the buy-and-hold strategy may yield moderate returns over time but lacks immediate financial incentives.
Economic Dependency Risk The economic stability score of 75 indicates a potential vulnerability to economic downturns that may affect rent payments and occupancy rates similarly rated.
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