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, 1-bathroom apartment of 78 m², built in 1990, energy rating D. Located on rua Carlos Paião, 11, Porto Salvo parish, Oeiras municipality, Lisbon district. Noteworthy Features: The property boasts a significant 31m² living room with east-facing sunlight, and a west-facing kitchen balcony that overlooks a newly opened urban park, enhancing outdoor connectivity.
The valuation. The asking price of €325,000 is significantly above the fair value of €283,668, reflecting an overpricing of €41,332 (12.7%). This suggests that investors should approach with caution.
Fair value modelled at €283,668 from the area baseline, adjusted for condition and location. Asking €325,000 sits €41,332 (12.7%) above — overpriced versus fair value.
Asking €325,000 versus the rua Carlos Paião, 11 area baseline of €267,852 (€3,434/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 68 · Materials 62 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Carlos Paião, 11
Area baseline €267,852 + condition -€10,969 + location +€26,785 = modelled fair value of €283,668 (€3,637/m²), a €41,332 (12.7%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carlos Paião, 11 | Subject | €325,000 | €4,167 | — | 68 | 75 |
| Carnaxide e Queijas · 89339e | Active | €539,000 | €3,045 | 26.9% | 70 | 75 |
| Porto Salvo · 4a81ba | Active | €350,000 | €3,646 | 12.5% | 65 | 72 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 0900cb | Active | €318,000 | €4,184 | 0.4% | 60 | 67 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 001bae | Active | €232,000 | €4,218 | 1.2% | — | 74 |
| Median comp | €334,000 | €3,915 | 6.0% | 65 | 73 |
Long-term rental This property is currently overpriced by 12.7% compared to its fair value, which can limit the potential for attractive long-term rental returns. With a gross yield of only 3.7% and a neighborhood condition rating of 75/100, this investment is unlikely to provide substantial appreciation or cash flow benefits. Family rental While the apartment is situated in a suburban area of Greater Lisbon with access to employment opportunities, its current price exceeds the fair value by 12.7%. The less-than-optimal condition score of 66/100 may deter families who seek better living standards within the same price range. Buy-and-hold Given that the property is overpriced at €325,000, there may be better long-term strategies available without the immediate financial strain. The modest gross yield of 3.7% and elevated purchase price suggest limited upside for an investor considering a buy-and-hold approach. Not ideal for The characteristics of this property make it ineffective for short-term vacation rentals, student housing, and entry into the luxury market. Its suburban setting and pricing do not align with the demands of these segments, which typically require either lower entry prices or higher quality standards.
Tenant turnover risk High tenant turnover may occur due to a tenant stability score of 70/100, which could lead to increased vacancy rates and additional costs associated with re-leasing the property.
