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 139 m² on the 2nd floor, built in 2009, energy rating C. Located Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Noteworthy Features: The gated community includes a unique children's playground and a grassy sports field, enhancing recreational opportunities for families compared to typical apartments in the area.
The valuation. The asking price of €610,000 is €84,420 (16.1%) above the fair value of €525,580, indicating that this property is overpriced. The high cost per square meter at €4,388 raises concerns regarding its investment potential.
Fair value modelled at €525,580 from 6 comparable sales in the area. Asking €610,000 sits €84,420 (16.1%) above — overpriced versus fair value.
Asking €610,000 versus the Carnaxide e Queijas, Oeiras, Lisbon area baseline of €495,009 (€3,561/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 above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €495,009, adjusted for condition and micro-location, gives a modelled fair value of €525,580 (€3,781/m²), a €84,420 (16.1%) gap versus the €610,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carnaxide e Queijas · efdd86 | Subject | €610,000 | €4,388 | — | 75 | 78 |
| rua José Januário do Sacramento, 20 | Active | €725,000 | €4,265 | 2.8% | 75 | 74 |
| rua António Quadros | Active | €485,000 | €3,540 | 19.3% | 75 | 78 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 6a92e3 | Active | €640,000 | €3,616 | 17.6% | 72 | 76 |
| rua Manuel Ferreira | Active | €690,000 | €3,833 | 12.7% | 75 | 74 |
| Median comp | €665,000 | €3,725 | 15.1% | 75 | 75 |
Long-term rental The 2-bed apartment in Carnaxide e Queijas is currently overpriced at €610,000, presenting a gap of 16.1% above the fair value of €525,580. With a gross yield of only 3%, the investment may struggle to attract long-term tenants, especially given the current pricing. Buy-and-hold Investing in this property as a buy-and-hold strategy appears questionable, as its fair market value indicates it is currently overpriced. An anticipated appreciation in value may not cover the initial overvaluation, limiting potential returns for investors. Family rental This apartment may not be a prudent choice for family rental, given its sweet spot at €610,000 exceeds fair market value by 16.1%. At a gross yield of 3%, this high price could deter budget-conscious families seeking accommodations in suburban Lisbon.
Potential Tenant Turnover Tenants may be less stable with a tenant stability score of 70/100, indicating possible higher turnover rates affecting rental income continuity.
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