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.
4-bedroom, 2-bathroom apartment of 206 m² on the 2nd floor, energy rating B. Located on parque de Santa Cruz, Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment boasts an independent kitchen with an island for dining, and a versatile room that can serve as an office or living space extension, enhancing functionality.
The valuation. The asking price of €810,000 is slightly below the fair value of €827,815, indicating a fair valuation with a difference of €17,815 (2.2%). This property is appropriately priced for the market. Buy-to-flip angle. Given the current condition, the property offers potential for a successful resale strategy, particularly in the vibrant Oeiras market where demand is strong, targeting families looking for quality living spaces. Buy-to-let angle. With an estimated gross yield of 3.6% and a projected rental income of approximately €2,430 per month, the property provides an attractive option for long-term rentals, appealing to families and professionals commuting to Lisbon.
Fair value modelled at €827,815 from 6 comparable sales in the area. Asking €810,000 sits €17,815 (2.2%) below — the upside to fair value.
Asking €810,000 versus the parque de Santa Cruz area baseline of €786,841 (€3,820/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €786,841, adjusted for condition and micro-location, gives a modelled fair value of €827,815 (€4,019/m²), a €17,815 (2.2%) gap versus the €810,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque de Santa Cruz | Subject | €810,000 | €3,932 | — | 78 | 73 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · f46c93 | Active | €1,095,000 | €4,086 | 3.9% | 76 | 72 |
| praceta Gomes Leal, 1 | Active | €588,000 | €4,200 | 6.8% | 76 | 76 |
| rua Professor Noronha Feio | Active | €680,000 | €3,350 | 14.8% | 80 | 78 |
| Algés, Linda-a-Velha e Cruz Quebrada-Dafundo · 957004 | Active | €648,000 | €3,951 | 0.5% | 75 | 70 |
| Median comp | €664,000 | €4,019 | 2.2% | 76 | 74 |
Long-term rental The property in Carnaxide e Queijas offers a gross yield of 3.6%, which is reasonable for the local market. Given its fair value of €827,815 and slightly below price of €810,000, it presents a stable long-term rental potential in a well-connected area. Family rental With a spacious 206m² layout and proximity to amenities, this 4-bed apartment is ideal for family tenants looking for a long-term residence. The neighbourhood score of 73/100 suggests a supportive environment for families, further complementing the fair pricing of the property. Buy-and-hold The favorable location near Lisbon enhances this property's appeal for a buy-and-hold strategy, as demand is likely to remain strong over time. Although the property is priced fairly at €810,000 against a fair value of €827,815, its overall quality and neighbourhood score indicate it could appreciate steadily. Not ideal for short-term vacation rental The characteristics of this property, including its family-oriented layout and the neighbourhood dynamics, do not align well with short-term vacation rental markets. The 3.6% yield suggests it may not generate the desired return often sought in the more transient rental segment. Not ideal for luxury market Despite its decent size and fair pricing, the property lacks the high-end finishes and exclusivity typically sought after in the luxury market. Its location and condition do not support a positioning as a luxury offering, warranting a focus on more conventional residential strategies. Not ideal for student housing This 4-bed apartment, while sizable, does not cater particularly well to the typical requirements of student tenants. With a neighbourhood rating of 73/100, its relative distance from key educational institutions may deter potential student renters, making it less suitable for this demographic.
Tenant Stability Risk The tenant stability score of 60/100 indicates a moderate risk of turnover, which may lead to increased vacancy rates and inconsistent rental income.
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