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.
7-bedroom, 2-bathroom house of 505 m², built in 1900, energy rating F. Located Carnaxide e Queijas parish, Oeiras municipality, Lisbon district. Noteworthy Features: The property boasts traditional stone window seats and century-old wooden beams, enhancing its unique architectural charm while offering picturesque views over the Tejo River and National Stadium.
The valuation. The asking price of €2,500,000 sits above fair value by €162,598 (7.0%), reflecting a fair assessment of the property. This positioning suggests the potential for solid appreciation in the future under favorable market conditions.
Fair value modelled at €2,337,402 from 6 comparable sales in the area. Asking €2,500,000 sits €162,598 (7.0%) above — overpriced versus fair value.
Asking €2,500,000 versus the Carnaxide e Queijas, Oeiras, Lisbon area baseline of €2,172,710 (€4,302/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 €2,172,710, adjusted for condition and micro-location, gives a modelled fair value of €2,337,402 (€4,629/m²), a €162,598 (7.0%) gap versus the €2,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carnaxide e Queijas · ee893c | Subject | €2,500,000 | €4,950 | — | 72 | 72 |
| avenida Croft de Moura | Active | €1,990,000 | €5,559 | 12.3% | — | 76 |
| avenida Croft de Moura | Active | €1,990,000 | €5,559 | 12.3% | — | 68 |
| rua Eira Velha | Active | €1,220,000 | €3,389 | 31.5% | 70 | 68 |
| rua Hissope, 14 | Active | €3,000,000 | €4,688 | 5.3% | 70 | 73 |
| Median comp | €1,990,000 | €5,124 | 3.5% | 70 | 71 |
Long-term rental The property is positioned to serve as a long-term rental due to its 5% yield, which, while decent, reflects the current market dynamics rather than a clear opportunity for high returns. Its fair value evaluation indicates that it is appropriately priced, allowing for a steady rental income in a stable suburban environment. Family rental As a family rental, this property can attract tenants looking for spacious accommodations in a suburban area while benefiting from the proximity to Lisbon's amenities. The fair valuation suggests it meets market expectations, providing reliable rental potential for family-oriented tenants without exceeding budget limits. Buy-and-hold This property serves as an adequate buy-and-hold investment in the Lisbon metropolitan area given its fair valuation and modest yield, indicating that it isn't a prime opportunity for aggressive appreciation in value. Retaining the property in a market that favors long-term growth could yield steady benefits, aligning with broader growth trends without overcommitting financially. Not ideal for Short-term vacation rental, Student housing, Luxury market The property does not fit well within the short-term vacation rental or student housing markets due to relatively low demand metrics for those segments in the area. Additionally, it does not cater to the luxury market, where higher expectations on condition and amenities prevail, making it a less competitive asset in those niches.
Tenant turnover risk With a tenant stability score of 60/100, there is a heightened risk of frequent tenant turnover, which can lead to increased leasing costs and potential income instability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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