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 122 m² on the 8th floor, built in 1981, energy rating D. Located Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Exceptional Feature: The private balcony offers unobstructed views, perfect for relaxation and outdoor moments, while the home automation system enhances modern living with voice-controlled convenience.
The valuation. The asking price of €650,000 exceeds the fair value of €583,473 by €66,527 (11.4%). This property is considered overpriced given its valuation assessment.
Fair value modelled at €583,473 from 6 comparable sales in the area. Asking €650,000 sits €66,527 (11.4%) above — overpriced versus fair value.
Asking €650,000 versus the Carnaxide e Queijas, Oeiras, Lisbon area baseline of €565,122 (€4,632/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €565,122, adjusted for condition and micro-location, gives a modelled fair value of €583,473 (€4,783/m²), a €66,527 (11.4%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carnaxide e Queijas · 86cb4a | Subject | €650,000 | €5,328 | — | 75 | 76 |
| Carnaxide e Queijas · 99f4f6 | Active | €580,000 | €4,793 | 10.0% | 75 | 80 |
| avenida dos Bombeiros Voluntários | Active | €830,000 | €6,484 | 21.7% | 70 | 72 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 23f2c6 | Active | €439,000 | €4,772 | 10.4% | 78 | 75 |
| Venteira · e40a7d | Active | €379,000 | €4,211 | 21.0% | 74 | 76 |
| Median comp | €509,500 | €4,783 | 10.2% | 75 | 76 |
Long-term rental The current listing price of €650,000 represents a gap of 11.4% above the fair value of €583,473, indicating the property is wrongly priced for a long-term rental strategy. With a gross yield of only 2.6%, the investment may not deliver satisfactory returns. Family rental Given the apartment’s price of €650,000, which is 11.4% above its fair value, it presents challenges for execution as a family rental property. Although the neighbourhood has a reasonable quality score of 76/100, the yield of 2.6% does not justify the high price for family tenants. Buy-and-hold The purchase price of €650,000 indicates an overvaluation with a significant gap from the fair value of €583,473 that diminishes the appeal of a buy-and-hold strategy. Despite having a decent condition rating of 78/100, the gross yield of 2.6% fails to support long-term appreciation expectations given the property’s pricing context.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for increased tenant turnover, which could lead to higher vacancy rates and decreased rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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