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, 1-bathroom house of 100 m² on the 1st floor, built in 1966, energy rating E. Located Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. The property includes an unregistered 85 m² area for potential expansion, perfect for a new living unit, enhancing its overall value and versatility.
The valuation. The asking price of €790,000 is significantly above the fair value of €516,566, resulting in an overpricing of €273,434 or 52.9%. This discrepancy suggests limited potential for appreciation in the current market.
Fair value modelled at €516,566 from 6 comparable sales in the area. Asking €790,000 sits €273,434 (52.9%) above — overpriced versus fair value.
Asking €790,000 versus the Carnaxide e Queijas, Oeiras, Lisbon area baseline of €491,548 (€4,915/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 €491,548, adjusted for condition and micro-location, gives a modelled fair value of €516,566 (€5,166/m²), a €273,434 (52.9%) gap versus the €790,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carnaxide e Queijas · 3d96dc | Subject | €790,000 | €7,900 | — | 75 | 71 |
| Barcarena · 4a4274 | Active | €845,000 | €4,856 | 38.5% | 78 | 69 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 65308e | Active | €695,000 | €6,950 | 12.0% | — | 79 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 19f515 | Active | €438,000 | €5,475 | 30.7% | 85 | 78 |
| Oeiras e São Julião da Barra, Paço de Arcos e Caxias · 49b8aa | Active | €1,550,000 | €4,726 | 40.2% | 78 | 73 |
| Median comp | €770,000 | €5,166 | 34.6% | 78 | 76 |
Long-term rental The property is overpriced at €790,000, reflecting a significant 52.9% gap from its fair value of €516,566, which raises concerns about potential returns. With a gross yield of only 2.5%, the long-term rental strategy appears less attractive given the current valuation. Buy-and-hold Investing in this property under the current price of €790,000 means acquiring an asset priced above its fair value of €516,566, indicating an unsustainable market entry. The low gross yield of 2.5% further signals that holding this asset may not generate sufficient appreciation or income over time. Family rental As a family rental investment, the overpriced €790,000 valuation exceeds the fair value by 52.9%, limiting the viability of this strategy in the current market context. Coupled with a modest gross yield of 2.5%, the property may not be an optimal choice for families seeking value in their rental experience.
[Tenant Default Risk] With a tenant stability score of 65/100, there is a heightened risk of tenant turnover or default, potentially impacting rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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