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.
2-bedroom, 2-bathroom apartment of 100 m², energy rating C. Located on rua Luís de Oliveira Guimarães, 4, Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. This property features a rare 192m² terrace, offering exceptional outdoor living space, perfect for leisure or gardening, uncommon for apartments in this area.
The valuation. The asking price of €649,000 is significantly above the fair value of €513,968, making it overpriced by €135,032 (20.8%). This discrepancy suggests a lack of immediate appeal based on financial fundamentals.
Fair value modelled at €513,968 from the area baseline, adjusted for condition and location. Asking €649,000 sits €135,032 (20.8%) above — overpriced versus fair value.
Asking €649,000 versus the rua Luís de Oliveira Guimarães, 4 area baseline of €457,900 (€4,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 70 · Materials 75 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 83/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Luís de Oliveira Guimarães, 4
Area baseline €457,900 + condition -€4,375 + location +€60,443 = modelled fair value of €513,968 (€5,140/m²), a €135,032 (20.8%) gap versus the €649,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luís de Oliveira Guimarães, 4 | Subject | €649,000 | €6,490 | — | 70 | 83 |
| avenida Edmundo Lima Basto, 26 | Active | €480,000 | €4,800 | 26.0% | 70 | 78 |
| rua Antero de Quental | Active | €425,000 | €5,183 | 20.1% | 75 | 76 |
| avenida Carolina Michaelis, 16 | Active | €645,000 | €4,778 | 26.4% | 72 | 74 |
| rua Doutor Manuel de Arriaga | Active | €359,000 | €4,603 | 29.1% | 70 | 71 |
| Median comp | €452,500 | €4,789 | 26.2% | 71 | 75 |
Long-term rental The property in Carnaxide e Queijas is overpriced at €649,000, representing a gap of 20.8% over the fair value of €513,968, which undermines its attractiveness as a long-term rental investment. With a gross yield of only 2.5% and a condition rating of 72/100, this property may not provide sufficient financial returns for landlords in the competitive Greater Lisbon market. Family rental The 2-bed apartment is listed at €649,000, which exceeds its fair value by 20.8% and fails to justify the investment for family rental purposes. Despite a high neighbourhood score of 83/100, the relatively low yield of 2.5% suggests that this property is not a compelling option for families looking for rental accommodation in the area. Buy-and-hold Given its listing price of €649,000, which is 20.8% above the fair value of €513,968, the buy-and-hold strategy for this apartment is not advisable. The gross yield of 2.5% indicates that the potential for capital appreciation may not be sufficient to recover the initial investment in a desirable manner over time.
Potential Economic Downturn The property's high economic stability score of 90/100 may not fully protect against unforeseen economic downturns that could impact tenant stability, currently rated at 80/100, leading to potential vacancy risks if tenants are unable to meet their lease obligations.
