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.
4-bedroom, 3-bathroom house of 239 m², energy rating A. Located Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Stunning panoramic views of the Tagus River and Jamor Valley from expansive terraces enhance the outdoor living experience, perfect for relaxation and entertaining guests in a picturesque setting.
The valuation. The asking price of €1,690,000 is significantly above the fair value of €1,233,694, marking a disparity of €456,306 (27.0%). This property is considered overpriced, presenting a challenging investment scenario.
Fair value modelled at €1,233,694 from the area baseline, adjusted for condition and location. Asking €1,690,000 sits €456,306 (27.0%) above — overpriced versus fair value.
Asking €1,690,000 versus the Carnaxide e Queijas, Oeiras, Lisbon area baseline of €1,094,381 (€4,579/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 90 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Carnaxide e Queijas, Oeiras, Lisbon
Area baseline €1,094,381 + condition +€29,875 + location +€109,438 = modelled fair value of €1,233,694 (€5,162/m²), a €456,306 (27.0%) gap versus the €1,690,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carnaxide e Queijas · 65a81e | Subject | €1,690,000 | €7,071 | — | 80 | 75 |
| avenida Conde de São Januário | Active | €2,600,000 | €7,242 | 2.4% | 80 | 75 |
| Barcarena · 4bc6ce | Active | €1,150,000 | €4,733 | 33.1% | 76 | 70 |
| rua Lameirinho | Active | €750,000 | €5,859 | 17.1% | 70 | 70 |
| Barcarena · 9375cd | Active | €1,400,000 | €4,000 | 43.4% | 70 | 75 |
| Median comp | €1,275,000 | €5,296 | 25.1% | 73 | 73 |
Long-term rental This property, priced at €1,690,000, is approximately 27.0% higher than its fair value of €1,233,694, signaling that it is overpriced for the market. With a gross yield of only 1.8%, the long-term rental strategy is unlikely to generate significant returns relative to the investment cost. Family rental Given the neighborhood's rating of 75/100, the property could attract family tenants, but the listing price remains a significant deterrent due to its €1,690,000 tag, which exceeds the fair value by 27.0%. The marginally attractive yield of 1.8% suggests that families may seek more affordable options, making this strategy less viable. Buy-and-hold Investment in this property for a buy-and-hold strategy appears imprudent as it is currently priced at €1,690,000, which is 27.0% over the fair value of €1,233,694. The low gross yield of 1.8% further implies that long-term appreciation or rental income may not justify the upfront investment cost. Not ideal for This property is not suitable for student housing or the luxury market as it is currently overpriced at €1,690,000, also falling short as a short-term vacation rental. The lack of competitive pricing may deter both students and luxury seekers from considering this property.
Economic vulnerability Given the economic stability score of 80/100, there is a potential risk that economic downturns could impact tenant retention and rental income, especially since the tenant stability score is 75/100, indicating a moderate risk for potential vacancies.
