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, 2-bathroom apartment of 104 m², built in 1995, energy rating D. Located on rua Amélia Rey Colaço, 42, Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. This property boasts a box garage and offers unobstructed views from its elevated 10th-floor position, enhancing its appeal in a highly desirable location.
The valuation. The asking price of €540,000 is approximately €8,083 (1.5%) above the fair value of €531,917, indicating it is overpriced. This reduction in potential immediate value may deter investors seeking a quick return.
Fair value modelled at €531,917 from the area baseline, adjusted for condition and location. Asking €540,000 sits €8,083 (1.5%) above — overpriced versus fair value.
Asking €540,000 versus the rua Amélia Rey Colaço, 42 area baseline of €469,872 (€4,518/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 76 · Materials 80 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Amélia Rey Colaço, 42
Area baseline €469,872 + condition +€6,175 + location +€49,526 = modelled fair value of €531,917 (€5,115/m²), a €8,083 (1.5%) gap versus the €540,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Amélia Rey Colaço, 42 | Subject | €540,000 | €5,192 | — | 76 | 76 |
| rua da Eira, 16 | Active | €840,000 | €6,176 | 19.0% | 72 | 79 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 25f8f6 | Active | €830,000 | €5,929 | 14.2% | 75 | 72 |
| praceta das Flores S / N | Active | €570,000 | €3,413 | 34.3% | 73 | 74 |
| rua Actor Augusto Rosa | Active | €425,000 | €5,000 | 3.7% | 80 | 68 |
| Median comp | €700,000 | €5,465 | 5.2% | 74 | 73 |
Long-term rental While the property offers a solid gross yield of 2.8%, it is priced 1.5% above its fair value, indicating it may not generate optimal returns in the long term. Additionally, the apartment's condition and the suburban setting suggest potential challenges in attracting high-quality tenants. Family rental This 3-bed apartment in Carnaxide e Queijas has features appealing to families, such as good transport links and a safe residential environment; however, its price being 1.5% over fair value makes it a less attractive option for family renters. The yield of 2.8% could fail to attract the interest necessary to maintain steady occupancy, given the competitive family rental market. Buy-and-hold Investing in this apartment for a buy-and-hold strategy may not be advisable, as its listing price is 1.5% higher than the fair value of €531,917. The modest gross yield of 2.8% also suggests that long-term appreciation may not sufficiently offset the initial overvaluation, limiting potential returns on investment.
Potential tenant turnover risk The tenant stability score of 75/100 suggests that there may be an increased likelihood of turnover, which could impact rental income.
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