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 81 m² on the 3rd floor, energy rating C. Located Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Notable Feature: The apartment's renovation included modern plumbing and electrical systems, enhancing safety and efficiency while providing a stylish and functional living environment.
The valuation. The asking price of €395,000 exceeds the fair value of €337,500 by €57,500 (17.0%). This property is overpriced in the current market conditions.
Fair value modelled at €337,500 from 5 comparable sales in the area. Asking €395,000 sits €57,500 (17.0%) above — overpriced versus fair value.
Asking €395,000 versus the Carnaxide e Queijas, Oeiras, Lisbon area baseline of €322,106 (€3,977/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €322,106, adjusted for condition and micro-location, gives a modelled fair value of €337,500 (€4,167/m²), a €57,500 (17.0%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carnaxide e Queijas · 19091f | Subject | €395,000 | €4,877 | — | 78 | 76 |
| praceta São Jorge da Mina | Active | €290,000 | €4,085 | 16.2% | 76 | 78 |
| Águas Livres · ade592 | Active | €310,000 | €3,780 | 22.5% | 76 | 78 |
| parque de Santa Cruz | Active | €495,000 | €5,500 | 12.8% | 80 | 76 |
| Águas Livres · ba3f95 | Active | €250,000 | €4,167 | 14.6% | 74 | 78 |
| Median comp | €300,000 | €4,126 | 15.4% | 76 | 78 |
Long-term rental Given the strong demand for housing in close proximity to Lisbon, this 2-bed apartment in Carnaxide e Queijas may initially attract long-term tenants; however, its current listing price of €395,000 presents a significant gap of 17.0% over the estimated fair value, indicating it is overpriced. The yield of 3.3% gross further suggests that the rental income may not justify the high entry cost for investors. Family rental While the property is suitable for family rental due to its spacious layout and the neighbourhood's amenities, the elevated asking price of €395,000 reflects a 17.0% premium over fair value, marking it as overpriced compared to its actual economic potential. The neighborhood's overall rating of 76/100 may attract families, but the price point could deter potential tenants looking for affordability. Buy-and-hold This buy-and-hold strategy is challenged by the 17.0% discrepancy between the asking price of €395,000 and the fair value of €337,500, categorizing the property as overpriced in the current market. While the decent condition rating of 80/100 does offer some investment appeal, the potential for capital appreciation may be limited given the inflated entry cost relative to comparable properties in the area.
Economic Downturn Risk The property faces a risk of reduced rental income due to the economic stability score of 85/100, indicating potential fluctuations despite stable economic conditions, compounded by a tenant stability score of 70/100, which suggests a higher likelihood of tenant turnover and vacancy.
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