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, 2-bathroom apartment of 111 m² on the 3rd floor, built in 2002, energy rating D. Located on estrada de Outurela S / N, Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment boasts a larger balcony space due to its 3rd-floor position, enhancing natural light and outdoor living options in a serene environment. Additional Advantage: Includes a private drying area on the rooftop, providing functional outdoor space for residents.
The valuation. The asking price of €597,000 is €20,336 (3.5%) above the determined fair value of €576,664, positioning the property as fairly priced in the current market. Buy-to-flip angle. A buy-to-flip strategy could capitalize on the strong demand in suburban Lisbon, potentially increasing resale value after minor cosmetic enhancements. Buy-to-let angle. With an estimated rental income of €1,294/month, the gross yield stands at 2.6%, making it a viable long-term rental option for families drawn to the area.
Fair value modelled at €576,664 from 6 comparable sales in the area. Asking €597,000 sits €20,336 (3.5%) above — overpriced versus fair value.
Asking €597,000 versus the estrada de Outurela S / N area baseline of €561,530 (€5,059/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €561,530, adjusted for condition and micro-location, gives a modelled fair value of €576,664 (€5,195/m²), a €20,336 (3.5%) gap versus the €597,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada de Outurela S / N | Subject | €597,000 | €5,378 | — | 72 | 68 |
| rua João | Active | €490,000 | €5,568 | 3.5% | 72 | 79 |
| largo Borges Carneiro, 9 | Active | €285,000 | €4,071 | 24.3% | 75 | 75 |
| Águas Livres · 6d5281 | Active | €520,000 | €5,474 | 1.8% | 78 | 76 |
| avenida Dom José I, 43 | Active | €320,000 | €4,571 | 15.0% | 73 | 75 |
| Median comp | €405,000 | €5,023 | 6.6% | 74 | 76 |
Long-term rental The property in Carnaxide e Queijas can generate a gross yield of 2.6%, which is acceptable given its proximity to Lisbon's employment hubs. However, with a fair value only slightly less than the listing price, it suggests a moderately competitive rental market with limited upside potential. Family rental The apartment, with a condition score of 76/100, is suitable for families seeking suburban living within commuting distance to Lisbon. While it offers decent amenities nearby, its fair valuation indicates that the opportunity for significant appreciation is limited in the near term. Buy-and-hold Investing in this property as a buy-and-hold strategy may yield stable rental income due to its underlying demand for family and long-term rental housing in the area. However, its current fair value implies that any significant capital appreciation in the foreseeable future is uncertain, making long-term investment less compelling at this price point.
Tenant turnover risk With a tenant stability score of 60/100, there is a significant risk of higher tenant turnover, potentially leading to increased vacancy rates and loss of 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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