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.
1-bedroom, 1-bathroom house of 59 m², built in 1989, energy rating C. Located Oeiras e São Julião da Barra, Paço de Arcos e Caxias parish, Oeiras municipality, Lisbon district. Unique Feature: This property includes a private garden with a sea view, providing a distinct outdoor space for relaxation and outdoor dining, complementing the modern interior renovation.
The valuation. The asking price of €470,000 is significantly above the fair value of €374,262, equating to an excess of €95,738 or 25.6%. This property is therefore considered overpriced.
Fair value modelled at €374,262 from 6 comparable sales in the area. Asking €470,000 sits €95,738 (25.6%) above — overpriced versus fair value.
Asking €470,000 versus the Oeiras e São Julião da Barra, Paço de Arcos e Caxias, Oeiras, Lisbon area baseline of €344,256 (€5,835/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €344,256, adjusted for condition and micro-location, gives a modelled fair value of €374,262 (€6,343/m²), a €95,738 (25.6%) gap versus the €470,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 2ce19b | Subject | €470,000 | €7,966 | — | 75 | 74 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 19f515 | Active | €438,000 | €5,475 | 31.3% | 85 | 78 |
| rua Paulo Duque, 21 | Active | €545,000 | €5,737 | 28.0% | — | 76 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 65308e | Active | €695,000 | €6,950 | 12.8% | — | 79 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · f5ebaf | Active | €830,000 | €7,685 | 3.5% | 88 | 74 |
| Median comp | €620,000 | €6,344 | 20.4% | 87 | 77 |
Long-term rental This property presents a yield of 2.2%, which is below the market average, indicating less potential for growth in rental income. Additionally, with a fair value of €374,262, the asking price of €470,000 shows a significant 25.6% premium, suggesting the investment may not perform well in the long run. Family rental While the neighborhood has decent ratings (74/100), the elevated listing price reduces the attractiveness for families looking for affordable housing options. The current asking price is €470,000, which is 25.6% above the fair value, potentially limiting occupancy rates. Buy-and-hold The investment potential of this property is hindered by its 25.6% gap from fair value, making it an expensive choice for long-term holding. Although it is located in a suburban area with good commuter links to Lisbon, the high purchase price may not yield satisfactory returns over time.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for high tenant turnover, which may lead to increased vacancy rates and loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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