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, 1-bathroom apartment of 57 m² on the 1st floor, built in 1976, energy rating D. Located on rua da Lameira, Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Noteworthy Features: The apartment boasts a spacious layout with an abundance of natural light, and its strategic location offers excellent access to public transport and major roadways for convenient commuting.
The valuation. The asking price of €304,900 is above the fair value of €269,074, indicating a discrepancy of €35,826 (13.3%). This property is considered overpriced. Buy-to-flip angle. Given its average condition and the potential for kitchen upgrades, a resale strategy may involve minor renovations to command a higher price in a competitive market. Buy-to-let angle. With an estimated gross yield of 4.5%, this apartment can generate approximately €1,143 per month, making it a viable option for long-term family rentals due to its proximity to Lisbon.
Fair value modelled at €269,074 from 6 comparable sales in the area. Asking €304,900 sits €35,826 (13.3%) above — overpriced versus fair value.
Asking €304,900 versus the rua da Lameira area baseline of €285,547 (€5,010/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 is below the parish average, reducing 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 €285,547, adjusted for condition and micro-location, gives a modelled fair value of €269,074 (€4,721/m²), a €35,826 (13.3%) gap versus the €304,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Lameira | Subject | €304,900 | €5,349 | — | 68 | 73 |
| rua Soeiro Pereira Gomes, 11 | Active | €350,000 | €4,118 | 23.0% | 70 | 71 |
| rua Mata de São Mateus, 13 | Active | €360,000 | €6,000 | 12.2% | 65 | 74 |
| praceta Manuel Faria | Active | €295,000 | €3,041 | 43.1% | 70 | 73 |
| Carnaxide e Queijas · 82c61c | Active | €440,000 | €5,432 | 1.6% | 65 | 81 |
| Median comp | €355,000 | €4,775 | 10.7% | 68 | 74 |
Long-term rental The property in Carnaxide e Queijas, listed at €304,900, is overpriced compared to its fair value of €269,074, resulting in a 13.3% gap that makes it less attractive for long-term rental investors. With a gross yield of 4.5% and a decent neighbourhood score of 73/100, potential returns may not justify the initial investment cost. Family rental While this 2-bed apartment could cater to family rental needs given its proximity to Lisbon, the property is overpriced, reducing the likelihood of maximizing rental income. The 4.5% gross yield combined with a condition rating of 65/100 suggests that families may seek better value elsewhere. Buy-and-hold Investing in this Carnaxide e Queijas apartment as a buy-and-hold strategy is challenging due to its current listing price being above the fair value. The 4.5% gross yield might not compensate for the initial high acquisition cost, making long-term capital appreciation uncertain. Not ideal for student housing Given that the property is overpriced, it is unsuitable for student housing where affordability is critical. With the attractive proximity to Lisbon, students may still drift towards more competitively priced options. Not ideal for luxury market The 2-bed apartment does not align with luxury market expectations, particularly as it is overpriced at €304,900 against a fair value of €269,074. Buyers in the luxury segment typically expect premium locations and finishes that this property lacks. Not ideal for short-term vacation rental This property is overpriced and does not fit the model for short-term vacation rentals, which often rely on competitive pricing to attract tourists. Given its less-than-ideal condition score of 65/100, it is unlikely to stand out to visitors seeking quality accommodations.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and potential 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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