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 90 m² on the 1st floor, built in 2005, energy rating C. Located on parque de Santa Cruz, Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Noteworthy Features: This apartment boasts two dedicated parking spaces and a storage room, enhancing convenience and ease of living in a serene neighborhood close to nature trails.
The valuation. The asking price of €495,000 exceeds the fair value of €457,079 by €37,921, representing a 7.7% overvaluation. This indicates that the property is overpriced relative to its true market worth.
Fair value modelled at €457,079 from the area baseline, adjusted for condition and location. Asking €495,000 sits €37,921 (7.7%) above — overpriced versus fair value.
Asking €495,000 versus the parque de Santa Cruz area baseline of €402,120 (€4,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 80 · Materials 75 · Room dimensions 72). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
parque de Santa Cruz
Area baseline €402,120 + condition +€2,109 + location +€42,859 = modelled fair value of €457,079 (€5,079/m²), a €37,921 (7.7%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque de Santa Cruz | Subject | €495,000 | €5,500 | — | 80 | 76 |
| Venteira · ba3f99 | Active | €299,990 | €4,615 | 16.1% | 72 | 80 |
| praceta São Jorge da Mina | Active | €290,000 | €4,085 | 25.7% | 76 | 78 |
| Carnaxide e Queijas · 96c0fa | Active | €395,000 | €4,938 | 10.2% | 82 | 74 |
| Queluz e Belas · 96c0e4 | Active | €220,000 | €3,056 | 44.4% | 70 | 73 |
| Median comp | €294,995 | €4,350 | 20.9% | 74 | 76 |
Family rental Although the property is located in a suburban area of Lisbon with good proximity to employment hubs, its 7.7% gap from fair value indicates it is overpriced in the current market. The yield of 2.9% gross does not justify the asking price, making it less appealing for family renters seeking value. Long-term rental The 2-bed apartment's attractive condition rating of 77/100 and decent neighbourhood score of 76/100 do provide some appeal for long-term rentals, but the property’s current listing price is still 7.7% above its fair value. This overpricing limits its attractiveness to long-term tenants who are more budget-conscious. Buy-and-hold Investing in this property as a buy-and-hold strategy appears risky, given that it is currently overpriced by 7.7% compared to its fair value. While the proximity to amenities may support appreciation, the gross yield of 2.9% does not provide a solid financial incentive for holding in a market overvalued at present.
Tenant turnover risk A tenant stability score of 70/100 indicates a potential for higher turnover rates, which may result in increased vacancy costs and lost rental income.
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