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, energy rating B. Located on parque de Santa Cruz, Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. This apartment features a unique unobstructed view of the Serra de Carnaxide, enhancing its appeal for nature lovers seeking tranquility in an urban setting.
The valuation. The asking price of €810,000 sits €43,440 (5.1%) below the fair value of €853,440. This places the property at a fair price in the current market.
Fair value modelled at €853,440 from 6 comparable sales in the area. Asking €810,000 sits €43,440 (5.1%) below — the upside to fair value.
Asking €810,000 versus the parque de Santa Cruz area baseline of €787,905 (€3,825/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €787,905, adjusted for condition and micro-location, gives a modelled fair value of €853,440 (€4,143/m²), a €43,440 (5.1%) gap versus the €810,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque de Santa Cruz | Subject | €810,000 | €3,932 | — | 80 | 76 |
| 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 |
| rua Marcelino Mesquita, 12 | Active | €789,000 | €4,931 | 25.4% | 80 | 76 |
| Median comp | €734,500 | €4,143 | 5.4% | 78 | 76 |
Long-term rental The property's gross yield of 3.5% is aligned with the fair value assessment, making it a reasonable option for long-term rental investment. The proximity to Lisbon enhances its appeal, ensuring steady demand for tenants in the family demographic. Family rental With a neighbourhood score of 76/100, this apartment is well-suited for family rental, benefiting from the area's amenities and schools. The fair condition rating of 83/100 suggests that the property is ready to attract quality tenants seeking a suburban lifestyle. Buy-and-hold Given the fair valuation, the property presents a stable buy-and-hold opportunity with slight appreciation potential over time. The appealing location near Lisbon, combined with solid tenant quality, supports a long-term investment strategy without immediate concerns for rental yield.
Potential tenant turnover risk The tenant stability score of 73 indicates a moderate risk of turnover, which may affect cash flow stability as it suggests that 27 out of 100 tenants might be less likely to renew leases.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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