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 180 m², energy rating C. Located Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Noteworthy Features: The large multipurpose room in the basement is ideal for leisure, with traditional tile flooring and masonry arches, adding unique character to the space.
The valuation. The asking price of €900,000 stands slightly above the fair value of €895,439, indicating an overpriced property by €4,561 (0.5%). This suggests potential buyers may need to negotiate downward to align with market expectations.
Fair value modelled at €895,439 from the area baseline, adjusted for condition and location. Asking €900,000 sits €4,561 (0.5%) above — overpriced versus fair value.
Asking €900,000 versus the Carnaxide e Queijas, Oeiras, Lisbon area baseline of €804,240 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 75 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Carnaxide e Queijas, Oeiras, Lisbon
Area baseline €804,240 + condition -€21,094 + location +€92,313 = modelled fair value of €895,439 (€4,975/m²), a €4,561 (0.5%) gap versus the €900,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carnaxide e Queijas · 9387b5 | Subject | €900,000 | €5,000 | — | 70 | 78 |
| rua Rosmaninho | Active | €820,000 | €7,321 | 46.4% | 78 | 71 |
| avenida Marginal | Active | €1,550,000 | €5,805 | 16.1% | — | 74 |
| rua Garcia de Resende | Active | €850,000 | €4,497 | 10.1% | 60 | 78 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 82c872 | Active | €1,100,000 | €3,056 | 38.9% | — | 72 |
| Median comp | €975,000 | €5,151 | 3.0% | 69 | 73 |
Long-term rental The property presents a gross yield of 3.2%, which is below market expectations for its category, suggesting limited future profitability. Additionally, with a price of €900,000, which is 0.5% above its fair value of €895,439, it may face challenges in attracting tenants consistently. Family rental While the property is set in a suburban area of Greater Lisbon with a decent neighbourhood quality rating of 78/100, the pricing at €900,000 does not align with the fair market value. As it sits overpriced, potential families may seek more competitive alternatives that offer better value in the surrounding areas. Buy-and-hold Despite its location in a family-friendly suburban community, the excessive listing price of €900,000 compromises the investment potential for long-term appreciation. With growth prospects hampered by the property being 0.5% over its fair value, holding this asset may yield diminished returns compared to better-valued properties in the region.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of turnover that could lead to potential income fluctuations and vacancy periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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