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.
5-bedroom, 3-bathroom house of 252 m², energy rating D. Located on rua Neves Costa, Carnide parish, Lisbon municipality, Lisbon district. Noteworthy Features: The property features an outdoor terrace ideal for social gatherings and an adaptable layout with potential for 3 additional rooms or home office spaces.
The valuation. The asking price of €1,700,000 is significantly above the fair value of €1,125,178, exceeding it by €574,822 (33.8%). The property is thus deemed overpriced.
Fair value modelled at €1,125,178 from the area baseline, adjusted for condition and location. Asking €1,700,000 sits €574,822 (33.8%) above — overpriced versus fair value.
Asking €1,700,000 versus the rua Neves Costa area baseline of €1,181,628 (€4,689/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 81 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 82 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Neves Costa
Area baseline €1,181,628 + condition +€21,656 + location +€111,146 = modelled fair value of €1,125,178 (€4,465/m²), a €574,822 (33.8%) gap versus the €1,700,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Neves Costa | Subject | €1,700,000 | €6,746 | — | 81 | 78 |
| Benfica · 1e66b3 | Active | €1,300,000 | €9,630 | 42.7% | 85 | 79 |
| largo General Sousa Brandão | Active | €1,112,000 | €4,134 | 38.7% | 78 | 77 |
| estrada do Paço do Lumiar | Active | €2,100,000 | €7,241 | 7.3% | 72 | 75 |
| rua Albino Sousa Cruz, 6 | Active | €1,080,000 | €9,730 | 44.2% | 70 | 82 |
| Median comp | €1,206,000 | €8,436 | 25.0% | 75 | 78 |
Long-term rental The property in Carnide is overpriced with a significant gap of 33.8% to its fair value, indicating that investors may not achieve favorable returns. With a gross yield of only 2.1%, this investment does not align well with financial performance expectations in the long-term rental market. Buy-and-hold Given the property’s current listing price of €1,700,000, which exceeds its fair value by a considerable margin, the potential for appreciation is limited. The conditions and neighborhood ratings suggest that holding this property over time may not yield profitable results. Value-add renovation Investing in value-add renovations for a house priced at €1,700,000 could be risky, especially considering it is overpriced by 33.8%. While improving the property may increase its appeal, the fundamental valuation discrepancy questions whether the intended enhancements can justify the premium price paid. Not ideal for student housing This property, with its elevated listing price and an unsuitable financial profile, is not positioned well for student housing. The lack of competitive yield and affordability in the context of student rentals makes this strategy unadvisable. Not ideal for short-term vacation rental The property’s overpriced nature, coupled with a modest yield, diminishes its viability as a short-term vacation rental. The high initial investment may not translate into expected short-term rental returns, especially in a suburban setting.
Moderate Economic Slowdown Risk While the economic stability score is relatively high at 80/100, any downturn could impact tenant retention, given the tenant stability score of 75/100, indicating potential vulnerability to changes in the economic landscape.
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