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.
6-bedroom, 7-bathroom villa of 160 m², energy rating C. Located on praceta Gastão Ferreira, 6, Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Noteworthy Features: The villa features traditional Mediterranean elements, including terracotta tiles and marble fireplaces, which enhance its unique character, alongside an outdoor space ideal for leisure and landscaping improvements.
The valuation. The asking price of €1,400,000 significantly exceeds the fair value of €862,338, marking an overvaluation of €537,662 (62.3%). This indicates that the property is overpriced in the current market.
Fair value modelled at €862,338 from 5 comparable sales in the area. Asking €1,400,000 sits €537,662 (62.3%) above — overpriced versus fair value.
Asking €1,400,000 versus the praceta Gastão Ferreira, 6 area baseline of €765,988 (€4,787/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 €765,988, adjusted for condition and micro-location, gives a modelled fair value of €862,338 (€5,390/m²), a €537,662 (62.3%) gap versus the €1,400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Gastão Ferreira, 6 | Subject | €1,400,000 | €8,750 | — | 65 | 73 |
| praceta Gastão Ferreira, 6 | Active | €1,400,000 | €5,882 | 32.8% | — | 68 |
| rua Pêro de Alenquer, 121 | Active | €3,000,000 | €10,239 | 17.0% | 70 | 78 |
| avenida Conde São Januário | Active | €1,400,000 | €5,000 | 42.9% | — | 78 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 483b16 | Active | €2,490,000 | €5,390 | 38.4% | 73 | 74 |
| Median comp | €1,945,000 | €5,636 | 35.6% | 72 | 76 |
Long-term rental Given its current listing price of €1,400,000, which exceeds the fair value of €862,338 by 62.3%, this property is overpriced for long-term rental strategies. The 2.9% gross yield does not justify the substantial investment relative to the fair market value. Family rental The property is priced at €1,400,000, significantly above the fair value of €862,338, indicating that it is overpriced for family rental purposes. With a neighbourhood score of 73/100, the appeal for families may be present, but the financials do not align favorably for potential investors. Buy-and-hold At €1,400,000, the villa's listing is 62.3% above its fair value of €862,338, making it overpriced for a buy-and-hold investment strategy. While proximity to Lisbon offers potential for appreciation, the low yield of 2.9% combined with the inflated asking price does not support a sound investment rationale.
Economic Downturn Risk A strong economic stability score of 80 indicates resilience, but a lower tenant stability score of 65 suggests potential turnover or vacancy challenges that could impact cash flow significantly during a downturn.
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