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.
3-bedroom, 2-bathroom apartment of 170 m² on the 1st floor, built in 2009, energy rating C. Located on rua José Januário do Sacramento, 20, Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. This apartment includes a closed garage ready for electric vehicle charging, ensuring modern convenience for eco-conscious residents.
The valuation. The asking price of €725,000 is significantly higher than the fair value of €651,930, leaving a discrepancy of €73,070, or 11.2%. Thus, the property is considered overpriced.
Fair value modelled at €651,930 from 6 comparable sales in the area. Asking €725,000 sits €73,070 (11.2%) above — overpriced versus fair value.
Asking €725,000 versus the rua José Januário do Sacramento, 20 area baseline of €604,879 (€3,558/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €604,879, adjusted for condition and micro-location, gives a modelled fair value of €651,930 (€3,835/m²), a €73,070 (11.2%) gap versus the €725,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Januário do Sacramento, 20 | Subject | €725,000 | €4,265 | — | 75 | 74 |
| rua Luís de Oliveira Guimarães | Active | €599,000 | €4,470 | 4.8% | 78 | 81 |
| rua António Quadros | Active | €485,000 | €3,540 | 17.0% | 75 | 78 |
| rua Ferreira de Castro | Active | €539,900 | €4,153 | 2.6% | 78 | 75 |
| Carnaxide e Queijas · b32b8a | Active | €599,000 | €3,941 | 7.6% | 75 | 79 |
| Median comp | €569,450 | €4,047 | 5.1% | 77 | 79 |
Long-term rental The long-term rental strategy for this property is less appealing given its price of €725,000, which exceeds the fair value by 11.2%. With a gross yield of only 2.9%, the potential returns do not justify the investment at this price point. Family rental While the neighborhood is family-oriented, the 11.2% gap from fair value at €725,000 suggests that this 3-bed apartment is overpriced for family rental purposes. The yield of 2.9% does not provide an attractive proposition for long-term family tenants, considering the market competitiveness. Buy-and-hold Investing in this property as a buy-and-hold strategy does not align with its listing price of €725,000, which is above the calculated fair value. The anticipated long-term appreciation is unlikely to cover the 2.9% yield and the 11.2% difference from fair value, rendering it a less favorable choice in the current market condition.
Tenant default risk With a tenant stability score of 65/100, there is a heightened risk of tenant defaults or turnover, which could lead to increased vacancy rates and associated costs.
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